HomeMy WebLinkAbout2009-05-05; City Council; 19792; Traffic Impact fee revisionCITY OF CARLSBAD - AGENDA BILL 11
AB# 19,792
MTG- 05/05/09
DEPT. ENG
TRAFFIC IMPACT FEE REVISION
DEPT. HEAD QT^f
CITY ATTY. fa^
CITY MGR. (/A-^-
CS-028 amending Title 18, Chapter 18.42 of the Carlsbad
RECOMMENDED ACTION:
Introduce Ordinance No.
Municipal Code Establishing a traffic Impact Fee.
ITEM EXPLANATION:
The Traffic Impact Fee (TIF) Program is a facility impact fee program designed to fund a set of
roadway improvements throughout the City. The current TIF Program, which updated the 1991 TIF
Program, was approved by the City Council on April 8, 2008. Subsequent to approving the updated
TIF Program the City Council adopted Ordinance NS-885 which amended Chapter 18.42 of the
Carlsbad Municipal Code revising the fees on April 22, 2008. The fees associated with this Ordinance
are as shown in Table 1.
TABLE 1
TRAFFIC IMPACT FEES PER ORDINANCE NS-885
DEVELOPMENT
Residential
Single Family
Condominium
Apartment
Commercial/Industrial
FEE BASIS
$353/ADT*
$142/ADT*
NOT IN CFD #1
$3,530/unit
$2,824/unit
$2,118/unit
$142/ADT*
IN CFD #1
$3,130/unit
$2,504/unit
$1,878/unit
$126/ADT*
TIF CREDIT*
$400/unit
$320/unit
$240/unit
$16/ADT*
* = Average Daily Trip
**= The credit against TIF fees for projects located within the boundaries of CFD #1.
Subsequent to the adoption of Ordinance NS-885, which would have implemented the fees noted
above, the City Council adopted Ordinance NS-890 on May 13, 2008 which amended Chapter 18.42
again to reduce the fees during FY 2008-09. The reduction in fees included a grandfathering period,
which ended on September 30, 2008, that retained the fee schedule that was in place during FY
2007-08 for commercial/industrial development. After the expiration of the grandfathering provision
the fees for development were set to the rates shown in Table 2 for the remainder of FY 2008-09.
Absent any further action by the City Council, the fees will automatically adjust on July 1, 2009 to the
fees shown in Table 1, plus this year's annual adjustment of 2%.
DEPARTMENT CONTACTS: Marshall Plantz, 760-602-2766, marshall.plantz@carlsbadca.gov
FOR CITY CLERKS USE ONLY.
COUNCIL ACTION: APPROVED
DENIED
CONTINUED
WITHDRAWN
AMENDED
X
D
D
D
D
CONTINUED TO DATE SPECIFIC
CONTINUED TO DATE UNKNOWN
RETURNED TO STAFF
OTHER -SEE MINUTES
D
D
D
D
Page 2
TABLE 2
TRAFFIC IMPACT FEES PER ORDINANCE NS-890
DEVELOPMENT
Residential
Single Family
Condominium
Apartment
Commercial/Industrial
FEE BASIS
Varies/ADT*
$240/ADT
$290/ADT
$373.34/ADT
S96/ADT*
NOT IN CFD #1
$2,400/unit
$2,320/unit
$2,240/unit
$96/ADT*
IN CFD #1
$2,000/unit
$2,000/unit
$2,000/unit
$80/ADT*
TIP CREDIT**
$400/unit
$320/unit
$240/unit
$16/ADT*
* = Average Daily Trip
**= The credit against TIP fees for projects located within the boundaries of CFD #1.
In conjunction with the City Council's deliberations regarding this topic, staff was directed to review
the list of projects included in the TIF Program and return to the City Council with a recommendation
regarding possible revisions to the fee prior to the end of the current fiscal year. After consultation
with the development community at several meetings and the preparation of an analysis of various
roadway segments and intersections, staff has concluded that the scope of work for the following four
projects could be reduced.
1) Carlsbad Village Drive, Pontiac to Victoria - The roadway cross-section is reduced from a
standard Secondary Arterial which consists of two travel lanes and a bike lane in each direction and a
painted median in a 64' wide roadway to a roadway with one travel lane and a bike lane in each
direction and a painted median in a 40' wide roadway.
2) Carlsbad Boulevard, Mountain View to northerly City limits - The roadway cross-section is reduced
from a standard Major Arterial which consists of two travel lanes and a bike lane in each direction and
an 18' wide raised median in a 82' wide roadway to a roadway with two travel lanes and a bike lane in
each direction and a 6' raised median in a 64' wide roadway.
3) Poinsettia Lane - Paseo del Norte to Batiquitos Lane - The roadway cross-section is reduced from
a standard Prime Arterial which includes three travel lanes and a bike lane in each direction and an
18' wide raised median to retain the existing cross-section with the following modifications at the
intersections. At the intersection of Poinsettia Lane and Batquitos Lane widen the roadway to provide
dedicated right turn lanes along both east and west bound Poinsettia Lane. At the intersection of
Poinsettia Lane and Paseo del Norte restripe the west bound lanes in conjunction with roadway
widening along the northeast corner of the intersection to realign traffic as it approaches the freeway
on-ramps west of Paseo del Norte.
4) El Camino Real and Cannon Road - Reduce the scope of work to the widening along El Camino
Real south of the intersection along the east side of El Camino Real as needed to provide a left turn
lane, three northbound thru lanes, a bike lane, a dedicated right turn lane and a sidewalk.
These changes in scope will reduce the funding needed by an approximately $6,400,000 and as a
result, staff is recommending revising the traffic impact fees to the rates as shown in Table 3.
TABLE 3
RECOMMENDED TRAFFIC IMPACT FEE FOR FY 2009/2010
DEVELOPMENT
Residential
Single Family
Condominium
Apartment
Commercial/Industrial
FEE BASIS
$305/ADT*
3122/ADT*
NOT IN CFD #1
Varies/ADT*
$3,050/unit
$2,440/unit
$1830/unit
$122/ADT*
IN CFD #1
$2,642/unit
$2,113.60/unit
$1,585.20/unit
$105.68/ADT*
TIF CREDIT**
$408/unit
$326.40/unit
$244.80/unit
$16.32/ADT*
* = Average Daily Trip
**= The credit against TIF fees for projects located within the boundaries of CFD #1.
PageS
In addition, the City Council may want to consider an additional reduction of the fees by eliminating
TIP funding for Cannon Road Reach 4B. By implementing this reduction the necessary funding would
be reduced by an additional $5,400,000, which is equal to the estimated 20% share for Cannon Road
Reach 4B as included in the TIP Program. As a result of this change, the entire Cannon Road Reach
4B project would be without an identified source of funding but it would remain on the Circulation
Element of the General Plan. This option would result in the fees as shown in Table 4.
TABLE 4
ALTERNATE TRAFFIC IMPACT FEE FOR FY 2009/2010
DEVELOPMENT
Residential
Single Family
Condominium
Apartment
Commercial/Industrial
FEE BASIS
$265/ADT*
$106/ADT*
NOT IN CFD #1
$2,650/unit
$2,120/unit
$1,590/unit
$106/ADT*
IN CFD #1
$2,242/unit
$1,793.60/unit
$1,345.20/unit
$89.68/ADT*
TIF CREDIT**
$408/unit
$326.40/unit
$244.80/unit
$16.32/ADT*
*
**_
= Average Daily Trip
= The credit against TIF fees for projects located within the boundaries of CFD #1.
To assist in comparing the various fee scenarios, Table 5 summarizes the "fee basis" from the four
tables as shown above.
TABLE 5
TRAFFIC IMPACT FEE "FEE BASIS" SUMMARY
DEVELOPMENT
Residential
Single Family
Condominium
Apartment
Commercial/Industrial
FEE BASIS
PER NS 885
$353/ADT*
$353/ADT*
S353/ADT*
$353/ADT*
$142/ADT*
FEE BASIS
PER NS 890
Varies
S240/ADT*
$290/ADT*
$373.34/ADT*
$96/ADT*
RECOMMENDED
FEE BASIS
$305/ADT*
$305/ADT*
$305/ADT*
S305/ADT*
$122/ADT*
ALTERNATE
FEE BASIS
S265/ADT*
$265/ADT*
$265/ADT*
$265/ADT*
S106/ADT*
= Average Daily Trip
FISCAL IMPACT:
Revising the TIF fees as shown on Table 3 is projected to result in the collection of approximately
$36.5 million dollars in future fees, which when added to current program funds, would be sufficient to
fund the estimated cost of the TIF program of projects with the reductions in scope for the four
projects noted above.
If the TIF fees were to be revised as shown of Table 4, the collection of future fees would be reduced
by an additional $5.4 million dollars and thereby eliminate the program funding by an amount equal to
the estimated 20% share of Cannon Road Reach 4B.
The attached resolution reflects the recommended traffic impact fees as shown on Table 3.
ENVIRONMENTAL IMPACT:
The Planning Director has determined that the 2008 Traffic Impact Fee program update and the fee
increase does not constitute a "project" and, therefore, is not subject to review under the California
Environmental Quality Act. The temporary reduction in fees represented by this Ordinance is similarly
not a "project". The roadways included in the program are part of the roadway network and included
Page 4
in the Circulation Element of the Carlsbad General Plan and will be subject to environmental review
and approval pursuant to CEQA and/or the National Environmental Policy Act, as appropriate.
EXHIBITS:
1. Ordinance No. CS-028 amending Title 18, Chapter 18.42 of the Carlsbad Municipal
Code revising the Traffic Impact Fee.
2. Redline/strikeout version of Ordinance No. CS-028 amending Title 18, Chapter 18.42
of the Carlsbad Municipal Code revising the Traffic Impact Fee.
1
ORDINANCE NO. CS-028
2
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
3 "
4
5
6
7 by the amendment of Section 18.42.050(a) to read as follows:
'18.42.050 Fee.
(a) A traffic impact fee of two hundred sixty-five dollars ($265) for each average daily trip
9
generated by a residential project and a traffic impact fee of one hundred six dollars ($106) for
10 each average daily trip generated by a commercial or industrial project, pursuant to Section
11 18.42.020(e), shall be paid by the owner or developer prior to issuance of any building permit or
12
13
14
15
21
22
23
24
25
26
27
28
CARLSBAD, CALIFORNIA, AMENDING TITLE 18, CHAPTER
18.42, OF THE CARLSBAD MUNICIPAL CODE REVISING
THE TRAFFIC IMPACT FEE.
The City Council of the City of Carlsbad, California, hereby ordains as follows:
SECTION 1: That Title 18, Chapter 18.42 of the Carlsbad Municipal Code is amended
occupancy permit for a project. The traffic impact fee shall be adjusted annually as part of the
Capital Improvement Program budget process, by two percent or the annual percentage change in
the Caltrans Construction Cost Index (12-month index), whichever is higher."
SECTION 2: That Title 18, Chapter 18.42 of the Carlsbad Municipal Code, Section
18.42.050(d) is repealed.16
EFFECTIVE DATE: The Ordinance NS-885 was adopted at a noticed public hearing at
17
which time the City Council of the City of Carlsbad also considered the Traffic Impact Fee Update
18
Study which study and associated information was available to the general public for a period of at
19 least fourteen (14) days prior to the public meeting. The fee established by that ordinance applies
20 to the issuance of any building permit, for any residential, commercial or industrial development.
The Ordinance NS-890 temporarily reducing the fee established by Ordinance NS-885 for a one-
year period becoming effective on June 30, 2008 was adopted on May 15, 2008. Ordinance NS-
CS-028 reduces the fee established by NS-885 and shall become effective on July 1, 2009. The
City Clerk shall certify to the adoption of this Ordinance and cause it to be published at least once
in a publication of general circulation within fifteen days after its adoption.
15
16
17
INTRODUCED AND FIRST READ at a Regular Meeting ofthe Carlsbad City Council on
the 5th day of May. 2009, and thereafter.
PASSED AND ADOPTED at a Regular Meeting of the City Council of the City of
Carlsbad, California, on the day of , 2009, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
4
5
6
7
8
9 APPROVED AS TO FORM AND LEGALITY:
10
11
RONALD R. BALL, City Attorney12
13 ii
CLAUDE A. LEWIS, Mayor14
ATTEST:
LORRAINE M. WOOD, City Clerk
18 (SEAL)
19
20
21
22
23
24
25
26
27
28
A
1 ORDINANCE NO. CS-028
2 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, AMENDING TITLE 18, CHAPTER
3 18.42, OF THE CARLSBAD MUNICIPAL CODE REVISING
THE TRAFFIC IMPACT FEE.
4
The City Council of the City of Carlsbad, California, hereby ordains as follows:
5
SECTION 1: That Title 18, Chapter 18.42 of the Carlsbad Municipal Code is amended
C
by the amendment of Section 18.42.050(a) to read as follows:
7 "18.42.050 Fee.
8 (a) The traffic impact fee of three hundred five dollars ($305) fifty three dollars ($353) for
9 each average daily trip generated by a residential project and a traffic impact fee of one hundred
10 twenty-two dollars ($122) forty two dollars ($142) for each average daily trip generated by a
.. commercial or industrial project, pursuant to Section 18.42.020(e), and adopted by Ordinance No.
NS 885 adopted April 22, 2008 and effective June 30, 2008, shall be reduced for a one-year
period from July 1, 2008 to June 30, 2000, to two hundred forty dollars ($240) for each average
13
daily trip generated by a single-family residential project, two hundred ninety dollars ($290) for
14 each avorago daily trip generated by a condominium residential project, three hundred seventy
'^ three dollars and thirty four cents ($373.34) for each average daily trip generated by a apartment
16 residential project and ninety-six dollars ($96) for each average daily trip generated by a
17 commercial or industrial project. Thereafter, the fees shall automatically revert to those amounts
13 set forth at the beginning of this paragraph (a). The foos shall be paid by the owner or developer
._ prior to the issuance of any building permit or occupancy permit for the project. The traffic impact
fee shall be adjusted annually as part of the Capital Improvement Program budget process, by two20
percent or the annual percentage change in the Caltrans Construction Cost Index (12-month
21 index), whichever is higher."
22 SECTION 2: That Title 18, Chapter 18.42 of the Carlsbad Municipal Code, Section
23 18.42.050(d) is deleted.
24 (d) Commercial or industrial projects that havo a building permit application on file prior
25 to April 8, 2008 and have obtained a building permit prior to September 30, 2008 shall pay a traffic
2Q impact fee of forty six dollars ($16) for each average daily trip generated by a commercial or
industrial project.
28
~7
EFFECTIVE DATE: The Ordinance NS-885 was adopted at a noticed public hearing at
which time the City Council of the City of Carlsbad also considered the Traffic Impact Fee Update
Study which study and associated information was available to the general public for a period of at
least fourteen (14) days prior to the public meeting. The fee established by that ordinance applies
to the issuance of any building permit, for any residential, commercial or industrial development.5
The Ordinance NS-890 temporarily reducing the fee established by Ordinance NS-885 for a one-
6
year period becoming effective on June 30, 2008 was adopted on May 15, 2008. Ordinance
CS-028 reduces the fee established by NS-885 and shall become effective on July 1, 2009. The
o
City Clerk shall certify to the adoption of this Ordinance and cause it to be published at least once
* in a publication of general circulation within fifteen days after its adoption.
10
11
12
13
27
INTRODUCED AND FIRST READ at a Regular Meeting of the Carlsbad City Council on
the day of , 2009, and thereafter.
PASSED AND ADOPTED at a Regular Meeting of the City Council of the City of
Carlsbad, California, on the day of , 2009, by the
14 following vote, to wit:
AYES:15
NOES:
16
ABSENT:
17
18
APPROVED AS TO FORM AND LEGALITY:
19 "
20
21 RONALD R. BALL, City Attorney
22
23 CLAUDE A. LEWIS, Mayor
24 ATTEST:
25
26
(SEAL)
28 "
LORRAINE M. WOOD, City Clerk
Kimberly Dillinger
From: Lisa Hildabrand All Receive -Agenda Item*
Sent: Tuesday, May 05, 2009 5:03 AM _ . .
To: Kimberly Dillinger; Andrea Dykes J~°r lnformat'°n of
Subject: FW: Traffic Impact Fee Program THECJTY COUNCIL
Attachments: Document.pdf CM
Kim (or Andi if Kim is still out)- d , VtDUtfU , CWJT Y^Jlfl
Would you please copy the attachment and email and circulate to council. It is related to the Ttr item in the agenda for
tonite (I think it's #11). Thanks.
Lisa
From: Marshall Plantz
Sent: Monday, May 04, 2009 5:50 PM
To: Lisa Hildabrand; Kimberly Dillinger
Cc: Glenn Pruim; Bob Johnson; David Mauser
Subject: Traffic Impact Fee Program
Lisa,
In response to the comments/questions during the last briefing, attached for your use/distribution is the current Traffic
Impact Fee Program project list with notations that identify the projects that the Development industry requested be
revised and or deleted shown in purple highlighting and with a box around the project #. In addition the set of projects
included in the Staff recommendation are shown in green highlighting with a single check mark and the Cannon Road
Reach 4 project which is described in conjunction with the Alternate is shown highlighted in orange and with a double
check mark.
2008 TRAFFIC IMPACT FEE UPDATE - PROJECT LIST
^3nn
i
RTCIP
ELGIBLE IMPROVEMENT DESCRIPTION
ESTIMATEDCOSTS
: ; -; ^ : •:•••• • :•. Segments ; •••:- •;; • - '-'_:':_•; • • .
| No
i Yes
Yes
No
Yes
VAC.
'i Bzr
8
nrj• If."__JME5JUi.
10
11
Yes
Yes
No
No
Avenjda Encinas
Carlsbad Boulevard
El Camino Real
Carlsbad Village Drive
El Camino Real
Carlsbad Boulevard
Palomar Airport Road /Carlsbad Boulevard
Poinsettia Lane
La Costa Avenue
Olivenhain Road andRancho Santa Fe Road
Widen south of Palomar Airport
RoadWiden from Manzano Drive to 600Feet north of Cannon RoadWiden from Tamarck Avenue toChestnut Avenue
Widen from Pontiac to Victoria
Widen from La Costa Avenue toArena! RoadCannon Road from College to theeasterly citv limits
State Street north to the city limits
Palomar Airport Road realignment
and construction from Avenida
Encinas to Carlsbad Boulevard
Drive
Widen from Paseo Del Norte to
Batiquitos Lane
Widen from 1-5 to E( Camino Real
Widen/Realign Rancho Santa FeRoad/Olivennain Road
$5,045,000
$5,360,000
$8,078,000
$4,841,000
$2,305,000
*c Ann nnn *^a^ut^uuu
$2,541,200 *
$3,527,400 *
$2,290,000
$1.500,000 **
$1,400,000 "
Intersections
1
2
3
4
5
6
7
1 • _1
•S
10
IB
5
2
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Palomar Airport Road-Paseo Del Norte
Palomar Airport Road -College BoulevardPalomar Airport Road- EICamino Real
Palomar Airport Road - El
Fuerte Street
Palomar Airport Road -
Me (rose Drive
Me (rose Drive - Palomar
Airport Road
Melrose Drive - Alga Road
El CaminoReal-
Carjsbad Village Drive
El Camino Real - Cannon
Road
El Camino Real - Alga
Road
El Camino Real -TamarackE. . •. • '•• .• ; • •• • - Proarai
No
No
Sidewalk Program
Transportation
Management andMonitoring Program
Road widening for a right-turn iane
along PAR from Armada to Paseo
Del NorteRoad widening for a right-turn lanefrom S/B CoHeae to W7B PARAdd right-turn lane from E/B PARto S/B ECR
Road widening for a right-turn lane
from W/B PAR to N/B El Fuerte
Add right-turn lane from E/B PAR
to S/BMelrose Drive
Road widening for a right-turn lane
from S/B Melrose Drive to W/B
PAR
Add dual left-turns on all
approaches
Add dual left-turns in N/B and S/B
directions along ECR
Add N/B to E/B right-turn lane.Widen bridge structure. Add
second N/B and S/B turn lanes.
Modify rioht-turn from N/B ECR toE/B AlgaKoadAdd second N/B to W/B left-turn
lane
$1,244,000
$587,000
$568,000
$916,000
$88,500
$410,000
$946,000
$865,000
$2,205,000
$335,000
$253,000
n» - CltywWeComplete sidewalks at variouslocations throughout the Citv
Program to facilitate
Transportation DemandManagement (TDM) strategies,
to annually review effectivenessof TIP improvement program andto facilitate annual programmingof TIF funding
$2,440,000
$1,440,000
* - The estimated cost for this project represents 20% of the total project estimated costs to reflect the
prorated share to be funded by future development.
** - The estimated cost for this project represents the remaining portion of the total project costs which
were fronted by the CFD #1 program fund and which are to be reimbursed by the TIF program fund.
CarlsbadCityCouncilCarlsbadCityCouncilCarlsbad City Council Carlsbad City Council 5/5/20095/5/2009ffffTraffic Impact Fee ProgramTraffic Impact Fee ProgramProject List Review and Fee UpdateProject List Review and Fee Updatejpjp
2008TIFProgram2008TIFProgram2008 TIF Program 2008 TIF Program I-9I-8S-7S-4S-6S-3yyProject ListProject Listyy11 Segments11 SegmentsI-1I-2I-3 I-4I-6I-5I-9I-11S-2S8ggyy11 Intersections11 Intersectionsyy2 Programs2 ProgramsI-7I-10S-8S-1S-9S10S-5ggyyCostCostyy$54 6 million$54 6 millionS-10S-112008‐2009 “Full” Fee 2008‐2009“Reduced” Fee2009‐2010Fee Rid il/ADT/ADT6/ADTyy$54.6 million$54.6 millionResidential$353/ADT$240/ADT$360/ADTComm/Ind $142/ADT $96/ADT $145/ADT
ProjectScopeProjectScopeProject Scope Project Scope yyScope Changes Scope Changes yy3 Segments3 SegmentsI-9I-8S-7S-4S-6S-33g3gyy1 Intersection1 IntersectionyyCost ReductionCost ReductionI-1I-2I-3 I-4I-6I-5I-9I-11S-2S8Cost ReductionCost Reductionyy$6.4 million$6.4 millionyyFeesFeesI-7I-10S-8S-1S-9S10S-5yyFeesFeesS-10S-112009‐2010Current Code2009‐2010Revised Code ChangeResidential$360/ADT$305/ADT$55/ADTResidential$360/ADT$305/ADT‐$55/ADTComm/Ind $145/ADT $122/ADT‐$23/ADT
ProjectFundingProjectFundingProject FundingProject FundingyyFunding Changes Funding Changes I-9I-8S-7S-4S-6S-3yy1 Segment1 SegmentyyCost ReductionCost ReductionI-1I-2I-3 I-4I-6I-5I-9I-11S-2S8yy$5.4 million $5.4 million yyFees ($5.4 +$6.4=$11.8)Fees ($5.4 +$6.4=$11.8)I-7I-10S-8S-1S-9S10S-5(544)(544)S-10S-112009‐2010Current Code2009‐2010Revised CodeChangeResidential$360/ADT$265/ADT$95/ADTResidential$360/ADT$265/ADT‐$95/ADTComm/Ind $145/ADT $106/ADT‐$39/ADT
SummarySummarySummarySummaryyyStaff Recommendation: Staff Recommendation: Reduce the Scope Reduce the Scope ppof four projects.of four projects.2009‐2010CurrentCode2009‐2010Revised Code ChangeCurrentCodeRevised Code Residential $360/ADT $305/ADT‐$55/ADTComm/Ind $145/ADT $122/ADT‐$23/ADTyyAlternate: Alternate: Reduce the scope of four projects Reduce the scope of four projects andandeliminate funding for Cannon Road.eliminate funding for Cannon Road.andandeliminate funding for Cannon Road.eliminate funding for Cannon Road.2009‐2010Current Code2009‐2010Revised Code ChangeResidential$360/ADT$265/ADT‐$95/ADT$3 /$5/$95/Comm/Ind $145/ADT $106/ADT‐$39/ADT
BUILDING INDUSTRY ASSOCIATION OF SANASSOCIATION OF SAN DIEGO COUNTYRECOMMENDATIONS FORRECOMMENDATIONS FOR CARLSBAD TIF PROGRAM
REMOVE CANNON ROAD REACH 4B FROM THE TIF PROGRAM PROJECT LIST AND IMPLEMENT ALT. FEES IN TABLE 4•THE ROAD SEGMENT IS CONTROVERSIAL WITH MAJOR ENVIRONMENTAL ISSUES.•IF THE ROAD SEGMENT IS KEPT IN THE TIF PROGRAM BUT NEVER BUILT, FEES COLLECTED MAY NEED TO BE REFUNDED.•THE CITY IS UNDERGOING A COMPLETE GENERAL PLAN AND CIRCULATION ELEMENT UPDATE—UTILIZE THIS PROCESS TO DETERMINE WHETHER THE ROAD SEGMENT SHOULD BE KEPT IN THE CIRCULATION ELEMENT AND HOW IT SHOULD BE FUNDED.