Findings of Fact

1. In order for Pacific Union to develop the Bridal Ridge project, it is necessary for PG&E to quitclaim an idle 115 kV transmission line easement that crosses the property on which the development will occur.

2. Quitclaim of the easement will not impair PG&E's ability to provide service to the public.

3. Ratepayers will not be charged the cost of relocating the transmission line.

4. In order for Pacific Union to develop Phases Two and Three of the Bridal Ridge project, it will be necessary for PG&E to quitclaim an easement that it has not yet been granted.

5. The City of Oakdale is the lead agency for environmental review under CEQA.

6. The Commission is a responsible agency for environmental review under CEQA.

7. The Commission has reviewed the City's environmental documents for the Bridle Ridge Specific Plan and finds these documents adequate for our decisionmaking purposes.

8. In approving the Bridle Ridge Specific Plan, the City adopted mitigation measures as a condition of approval and found that with implementation of those measures, the project will not have a significant effect on the environment.

Conclusions of Law

1. Authorizing the quitclaim of PG&E's existing idle 115 kV transmission line easement over property to be developed pursuant to the Bridal Ridge Specific Plan is in the public interest.

2. Authorizing the quitclaim of the easement to be granted to PG&E at an indeterminate future date in connection with development of Bridal Ridge Phases Two and Three is not in the public interest.

3. We find that the City adopted feasible and reasonable mitigation measures to either eliminate or reduce the potential environmental impacts to less than significant levels and we adopt the requirements under the Mitigation and Monitoring Plan for purposes of our approval.

IT IS ORDERED that:

1. Pacific Gas and Electric Company's (PG&E) Application for authority to quitclaim an existing easement in connection with development of the Bridal Ridge project is granted, subject to PG&E representing to the Commission that ratepayers will not be charged for the cost of undergrounding the distribution lines.

2. PG&E shall charge the cost of relocating the transmission line to the developer pursuant to Electric Tariff Rule 20(b).

3. PG&E's Application for authority to quitclaim an easement to be acquired in connection with development of Phases Two and Three of the Bridal Ridge project is denied, without prejudice.

This order is effective today.

Dated May 22, 2003, at San Francisco, California.

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