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Figure 9 shows the planned street improvements to the Stanley/Valley/Bernal intersection. Figure 9: Project Site and the Stanley BoulevarclNalley Avenue/Bernal Avenue Intersection. For the remaining impacted intersections listed in Table 4, the applicant is required to pay City traffic mitigation fees (TIF) and Tri-Valley Transportation Council fees -estimated to be ap- proximately $2,000,000. These funds will be used to construct improvements at these intersec- tions identified above. As conditioned, the total fees will be paid with issuance of the first building permit. These fees are in addition to the construction of the Stanley Boulevard/Valley Avenue/Bernal Avenue intersection improvements as well as the construction of the traffic sig- nal at the intersection of Bernal Avenue and Utah Street. Staff considers the applicant's payment of traffic impact fees to these intersections, in addition to constructing the Stanley Boulevard/Valley Avenue/Bernal Avenue intersection improve- ments, as sufficient mitigation for the following reasons: ^ The project's impact to the majority of these intersections is minimal with less than a four second increase in delay. ^ The construction/implementation of some traffic improvements -for example, signal modification to Bernal Avenue at Vineyard Avenue -will be implemented by the City in conjunction with its widening of the Bernal Avenue bridge over the Arroyo Del Valle. ^ The City has accepted the payment of fees in lieu of intersection improvements for previ- ous projects -The U.S. Petroleum service station on the southwest corner of Bernal Ave- PCUP-165/PDR-529/PMOD-81-25-7M Puge 19 of 36 December 13, 2006