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203 <br /> <br />Ce <br /> <br />The City will continue to collect transportation <br />area fees for improvements within its boundaries <br />and shall work with adjacent jurisdictions to <br />determine acceptable impact fee levels within the <br />growth management areas. These fees may be <br />assessed as necessary in addition to the city's <br />transportation area fees to cover fee shortfalls in <br />project improvement that may not be generated by <br />established fee programs. <br /> <br />New revenues generated from Measure M shall not be <br />used to replace private developer funding which has <br />been committed for any project. <br /> <br />A Deficient Intersection Fund shall be established <br />by the City to make improvements on those <br />intersections identified by the GMA as necessary to <br />achieve the LOS standard established in this <br />Element. <br /> <br />Development Phasing <br /> <br />New development in the City shall be required to <br />establish a development phasing program which phases <br />approval of development commensurate with required <br />improvements to roadway capacities. The phasing plan <br />shall include an overall buildout plan which can <br />demonstrate the ability of the infrastructure to support <br />the planned development. <br /> <br />Development phasing for new projects shall be a <br />component of the development review and entitlement <br />process and shall be approved prior to issuance of <br />building or grading permits. <br /> <br />Annual Monitoring <br /> <br />The city shall monitor the implementation of the <br />development phasing program for each of its new <br />development projects on an annual basis and prepare a <br />report which indicates the status of development approval <br />and the required traffic improvements and the <br />relationship between them. <br /> <br />Additional Element Policies <br /> <br />The following items are required as components of the <br />city's Growth Management Plan and are included as <br />optional discussion items in this Element. <br /> <br />· Interjurisdictional Planning Forums <br /> <br />The City of Santa Ana shall participate in <br />interjurisdictional planning forums within its <br />established growth management area as adopted by <br />the Regional Advisory Planning Council. <br /> <br /> <br />