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Council approves full storm-drain waiver and 60% traffic fee reduction for Tractor Supply project after debate
Summary
Riverbank 108 LLC asked to waive storm-drain system development fees and reduce traffic system development fees for a Tractor Supply-anchored center on Patterson Road; council approved a full stormwater waiver unanimously and a 60% traffic reduction on a 3-2 vote amid traffic and safety concerns.
The Riverbank City Council approved a petition from Riverbank 108 LLC to waive the development-wide storm-drain system development fee and to reduce the traffic system development fee for a Tractor Supply building at the Patterson Road shopping center.
Community Development Director Joshua Mann described the petition: the applicant asked for a full waiver of the storm-drain system development fee for the overall project (an estimated $267,000) because the development proposes an on-site stormwater retention basin that would capture runoff for the entire site. The developer also requested a 60 percent reduction in the traffic system development fee for the Tractor Supply building only; staff said the applicant’s trip-generation analysis showed that Tractor Supply produces significantly fewer peak trips than a supermarket or other high-trip generators and that using Institute of Transportation Engineers (ITE) trip rates for that use produced the reduced figure.
Brad Sobel, representing Riverbank 108 LLC, told council Tractor Supply is a low trip-generating retail use compared with supermarkets and said the applicant had been coordinating with Caltrans about existing left-turn conflicts near Dutch Bros. Several residents and business owners urged the council to consult Caltrans and to consider traffic flow and safety for trucks and school-area impacts; commenters noted the state highway designation of Patterson Road and existing unsafe left-turn movements.
After deliberation the council voted to waive the storm-drain system development fee for the development unanimously (5–0). The council then approved the requested 60 percent reduction in the traffic system development fee for the Tractor Supply building on a 3–2 vote (Uribe and Kahl voted no; Pimentel, Vice Mayor Fossey and Mayor Hernandez voted yes). Staff and the developer said Caltrans had a delineator plan to address illegal left turns near Dutch Bros and that the applicant submitted additional driveway and delineation plans for review.
City staff estimated the combined reduction (storm-drain waiver plus traffic reduction for the Tractor Supply portion) would reduce system development-fee revenue by roughly $754,000 compared with full-fee collection; staff said other system development fees for the site would be paid in full. Officials said stormwater retained on-site was the primary justification for the storm-drain waiver and the trip-rate differential from ITE supported the traffic-fee reduction.
