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Development mitigation will also be coordinated through <br />interjurisdictional forums as appropriate to determine <br />fees for growth management areas and other <br />interjurisdictional agreements where improvements are <br />necessary to benefit an area larger than the development <br />site and/or extending outside of the City's boundaries. <br /> <br />Development Phasing <br /> <br />It is the City's policy to require a development phasing <br />plan for all new development projects. The City's <br />development phasing program is established to ensure that <br />infrastructure is constructed as development occurs so <br />that the provision of road improvements is in balance <br />with traffic demand. The phasing program for new <br />developments shall provide a reasonable lead time to <br />design and construct specific transportation improvements <br />for approved development projects. The City will <br />establish a three year time frame as a guideline for the <br />design and construction of required transportation <br />improvements. The three year time frame shall be from <br />the issuance of the first building permit for the <br />project. The time frame for completion of project <br />related improvements shall be incorporated into the <br />phasing program for project approvals in conformance with <br />current City procedures. <br /> <br />Annual Monitoring <br /> <br />The City's annual performance monitoring program is <br />intended to provide an annual evaluation of its <br />development phasing plans. This program will a review <br />and evaluate the implementation of phasing plans which <br />reflect conditions of approval for traffic improvements <br />required as mitigation measures for the project. The <br />monitoring program is intended to ensure that road <br />improvements or funding were actually provided as <br />required in order to determine whether development may <br />continue. If the improvements or funding required have <br />not been provided, development shall be deferred until <br />compliance with the provisions of 'this program are <br />achieved. <br /> <br />The monitoring program shall include an annual review of <br />new development projects until all required improvements <br />have been constructed. Traffic related mitigation <br />requirements such as traffic demand management programs <br />shall be continued in conformance with the provisions of <br />project approved programs. <br /> <br />11 <br /> <br /> <br />