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Page 10 of 18 Infrastructure Financing As described above, there are significant new infrastructure needs associated with development of East Pleasanton properties. Design, construction, and maintenance of new infrastructure should be considered holistically so that it can be most efficiently constructed and managed into the future. For example, water and wastewater pipes should be sized to carry all future anticipated flows, and adequate right-of-way for roadways should be provided to accommodate all future needed lanes and intersection configurations. Developing a coordinated phasing plan and a financing strategy to construct and infrastructure improvements when they are needed and ensure they are adequately funded and maintained over the long term will be important. The public infrastructure demanded by East Pleasanton projects falls into two major categories: • Infrastructure within the boundaries of future subdivisions (on-site improvements), that principally serves the future residents of those subdivisions. Such improvements include internal project streets and sidewalks, water and sewer pipes connecting from external pipelines to serve individual residences, storm drainage facilities, and in some cases, parks or open space areas. • Infrastructure located outside of the subdivision boundaries (off-site improvements), which may be necessary to serve the project or provide adequate systemwide capacity, but which also serve or benefit other projects in the vicinity, or the broader community. The costs of installing on-site infrastructure to serve a project typically fall to the developer. The City can also require the future residents of the subdivision to accept the long-term maintenance responsibility for some or all of these improvements. While, in the past, the City has accepted on-site infrastructure installed in a project as “public improvements” and assumed the long-term maintenance responsibility, absorbing all of these costs and burdens is now less feasible given available City resources, and there is greater interest in assigning long-term maintenance responsibilities to the future homeowners or an HOA. For off-site improvements which also generally fall to the developer(s) benefitting from the improvements to install them, there is more complexity around how the construction and maintenance is managed and funded. Where it is private property owners that mutually benefit from new or expanded public infrastructure (as is the case for East Pleasanton developments), it is desirable and beneficial for developers to coordinate and share in those costs where possible. The City may also be a participant in funding and financing a portion of costs for improvements that provide a public benefit beyond just that for the new development. For East Pleasanton, a key example is the construction of El Charro Road: although a portion of the need for El Charro Road relates directly to the East Pleasanton projects, the new roadway will also provide a more general circulation benefit, by alleviating cut-through traffic on Santa Rita Road and existing congested intersections. The City has certain funding available to help support these sorts of improvements (e.g., Transportation Impact Fees) and can contribute funds for developer-installed improvements that offer benefit beyond the requirements of a project, whether in the form of impact fee Page 209 of 749