The County granted subsequent approvals for the Sequoia Gateway Commerce and Business Park Project, consisting of modifications to the Project. As modified, the Project consists of a highway commercial/regional commercial center on ±126.9 acres at the southeast quadrant of State Route 99 and Avenue 280 (Caldwell Avenue) in an unincorporated area of Tulare County. The project was originally approved in 2018. Phase 1 has built out. Phases 2a and 2b require only building permits. Phases 1, 2a and 2b consist of highway commercial uses such as fast-food outlets, retail, gas station fueling pumps with associated convenience store, and along with two medical clinics, on approximately 37.6 acres in the northwest corner of the Project site. Phases 2c and 2d were granted final discretionary approvals as part of the Project modifications, and include a mix of commercial land uses, including regional retail, a destination hotel with water park facilities, offices, and restaurants, and additional potential fast-food uses, on approximately 88.4 acres. Total Project development is estimated at 1.46 millions square feet. The subsequent approvals that modified the Project include a Specific Plan Amendment reflecting the Project modifications, a Zone Ordinance Text Change acknowledging that the Specific Plan controls over zoning in cases of inconsistency, a modification to the Master Special Use Permit (PSP 18-093A) reflecting the Project modifications, and an amended Commercial Parcel Map (PPM 21-058) reflecting a revised lot layout for Phases 2c and 2d. The Project modifications include substitution of the City of Visalia sewer service, related infrastructure and an extraterritorial service agreement with the City of Visalia for the previously-planned onsite treatment plant; modifications to roadway improvements (including the Highway 99/Caldwell Avenue interchange) and clarification of the timing for those improvements, all as determined by subsequent traffic studies; amendments to the “will serve” letter with Cal Water; increase in the maximum height of buildings from 75 feet to 391 feet above mean sea level (which equals approximately 97 feet above existing grade); substitution of a Destination Resort Hotel with water park for some of the regional commercial development on Lot 20 in the southern portion of the site and additional of details particular to that propose use; and minor modifications to development standards and mitigation measures to accommodate the Project modifications.