By Faughn Economy • New Developments • Quality of Life 0 Comments

Construction to begin on improving Highway 99 and 120 junction

Construction will begin in August on upgrades to the junction of Highways 99 and 120 in Manteca. The $48.2 million project seeks to ease traffic between eastbound 120 and southbound 99. Many of the drivers are from Stanislaus County and points south, including commuters to the Bay Area. The work includes adding a second lane to the current connector ramp and a fourth lane on southbound 99 to about Austin Road. Austin will get a new bridge across the freeway and a new link to Atherton Drive and Woodward Avenue, key routes in south Manteca.

The project is scheduled for completion in summer 2026. It will be built by Teichert Inc. of Pleasanton on a contract with the San Joaquin Council of Governments. Construction will begin in August 2024 on a new connection between eastbound Highway 120 and southbound Highway 99 in Manteca, California. The project also involves replacing the Austin Road bridge over 99 and a new link between Austin and Moffat Boulevard. San Joaquin Council of Governments

OFFICIALS GATHER FOR GROUND-BREAKING SJCOG

oversees transportation funding for the county and its incorporated cities. It hosted a ground-breaking Wednesday, July 17, with local, state and federal leaders. SJCOG “recognized these improvements were essential to move people and goods within the region and across county borders,” Executive Director Diane Nguyen said. The new Austin Road bridge also will cross the freight tracks along 99, eliminating a safety hazard for drivers. By 2026, the tracks will be part of the expanded Altamont Corridor Express, which now takes passengers between Stockton and San Jose. The project is the first phase of an effort that eventually could involve other parts of the 99-120 junction, if funding is secured.

The second phase could cost about $28 million and open by 2033, according to the California Department of Transportation. It projects a $62 million cost and 2042 opening for the third phase. These phases would widen both 99 and 120 and improve connector ramps at the junction.

LOCAL SALES TAX HELPS FUND PROJECT

Local funding for the first phase includes the Measure K sales tax and fees on property developers. SJCOG also tapped state and federal transportation programs and federal payments to local governments amid COVID-19. The ground-breaking featured Lathrop Mayor Sonny Dhaliwal, who chairs SJCOG. “We’re bringing together our member agencies and public and private partners to build this highway-to-highway connector to serve the transportation needs of everyone who lives, works and travels in San Joaquin County,” he said.

https://www.modbee.com/news/local/article290199884.html

By Faughn New Developments • Quality of Life 0 Comments

‘Let’s Get Digging:’ Madera County Food Bank breaks ground on new facility

For something that has been a long time coming, it has finally come true for Madera County Food Bank Executive Director Ryan McWherter. 

McWherter and his staff officially broke ground on its new 21,800-square-foot facility during a ceremony Friday that was attended by many Madera dignitaries.

“I look at the crowd, and for a person that talks a lot, I’m kind of speechless,” McWherter said during the ceremony. “I’ve been to groundbreakings and ribbon cuttings, I’ve never seen this many people. It speaks to the need and the amount of sacrifice and hard work this food bank has put in. It’s not just the director. It does take a village. My staff is so awesome. We’re family.”

https://www.maderatribune.com/single-post/let-s-get-digging-madera-county-food-bank-breaks-ground-on-new-facility

By Faughn New Developments • Quality of Life • Workforce 0 Comments

At 3.8M Square Feet, Visalia’s Largest Industrial Development Unveils EIR

Atlanta-based Seefried Industries has submitted an environmental impact report (EIR) to the City of Visalia for a 284-acre industrial park at the northwest corner of Shirk Street and Riggin Avenue. The big project would require annexation into city limits to move forward. It would expand the Visalia Industrial Park to the north.

Called the Shirk and Riggin Industrial Project, the development would be the largest in City of Visalia history with plans to build 3.82 million square feet of industrial buildings with more than 4000 workers once all phases are constructed. The site plan shows 3,750 parking places for all types of vehicles.

The applicant plans eight industrial buildings for warehouse, distribution and light manufacturing; six flex industrial buildings; two drive-through restaurants; a convenience store; a recreational vehicle and self-storage facility; gas station and car wash.

The footprint shows multiple phases of large industrial buildings, with the corner of Shirk Street and Riggin Avenue having several retail uses located across the street from a proposed Costco shopping center.

The EIR says the project would offer four access points along Shirk Street, five access points along Riggin Avenue and five along Kelsey Street. Onsite orchards would need to be removed, and appropriate landscaping and lighting would be incorporated into the overall site design consistent with applicable city requirements and guidelines.

The project’s draft EIR was filed Thursday with a comment period ending May 28. As is typical, a final EIR would be released, and consideration by the city council after that before the project is submitted to the Tulare County Local Agency Formation Commission (LAFCO) for annexation.

Founded in 1984 by Ferdinand Seefried, Seefried Industrial Properties is a privately held real estate firm that focuses on the development, leasing and management of industrial properties across the U.S. The firm primarily focuses on development in core industrial markets and build-to-suits with tenants in core and second-tier markets. Seefried leases and manages approximately 25 million square feet for its institutional and European clients and has developed more than 200 million square feet of space valued in excess of $18 billion across 30-plus markets. Based in Atlanta, the firm has regional offices in Dallas, Chicago, Los Angeles and Phoenix.

New $30M investment

In Visalia, Seefried built and leased the 1.2 million square-foot Ace Hardware distribution center on Plaza Drive — now in full operation. In related news, Ace Hardware is installing a $30 million conveyor system expected to automate deliveries from Visalia to all parts of California in a speedy manner. The end result is expected to be higher e-commerce sales from Visalia that could boost the city’s tax revenue.

Seefried also has plans for a second 500,000 square-foot spec warehouse nearby at Goshen Avenue and American Street. The company purchased the Shirk and Riggin property from the Ritchie family.

The company’s site plan for the new industrial park indicates two huge buildings on Kelsey would be first to be constructed, adding up to about 1.8 million square feet across from Amazon.

Seefried is pressing on with these massive plans despite the fact that the warehouse market has cooled in California and in Visalia.

https://thebusinessjournal.com/at-3-8m-square-feet-visalias-largest-industrial-development-unveils-eir/

By Faughn Economy • Quality of Life 0 Comments

Lathrop growing by leaps and bounds, ranks among top 5 nationwide in new Census data

Lathrop in San Joaquin County was among the fastest-growing cities in the country in recent years, according to newly released U.S. Census Bureau data. Among cities across the U.S. with 20,000 residents or more, Lathrop had the fifth-highest growth of residents between the start of July in 2022 and 2023, behind four cities in Texas, Census officials said Thursday. Lathrop’s population increase year-over-year was 13.6 percent and the Census as of July 2023 had the city’s population as 39,857. The four Texas cities that had a higher recent annual increase were Celina (26.6 percent), Fulshear (25.6 percent), Princeton (22.3 percent) and Anna (16.9 percent).

https://stocktonia.org/news/community/2024/05/25/lathrop-growing-by-leaps-and-bounds-ranks-among-top-5-nationwide-in-new-census-data/

By Faughn Economy • New Developments • Quality of Life 0 Comments

Ribbon cutting for McKinley interchange June 12, groundbreaking for 120 Bypass/99 work is July 17

Manteca — when Mayor Gary Singh and fellow council members along with other dignitaries cut the ribbon to open the McKinley Avenue interchange next month — will  have done something no other California city of under 100,000 has done this century.

And that’s complete three major interchange projects, including two done with lion’s share of the cost being funded by the city.

It started with the replacement interchange at Lathrop Road and Highway 99 that was completed in 2012.

It included completing the transformation of the Union Road and 120 Bypass interchange in 2020 as the first diverging diamond interchange in California.

And it will be marked Wednesday, June 12, with the Mckinley ribbon cutting for what will be the fifth interchange along the 6-mile stretch of the 120 Bypass.

That’s three new or revamped interchanges opening within 12 years at a cost in excess of $85 million.

And the city is just getting started.

On Monday, July 17, the groundbreaking for the first of three phases involved in the $154 million Highway 99/120 Bypass/Austin Road interchanges will take place.

That will address two more interchanges, bringing the number to five.

Meanwhile, the city is in the process of funding preliminary work to repeat the diverging diamond redo at Union Road including the separate pedestrian crossing for the 120 Bypass at Airport Way and Main Street.

The first of the two projects to break ground is expected to be Airport Way.

Singh’s goal is to see the three additional projects completed within the next 10 years.

If that happens, the city will have had a role in seven major interchange projects in 22 years with an overall tab in excess of $300 million.

The first phase of the 120/99 work includes more than $8 million in city funding to allow the replacement overpass on Austin Road that would also bridge Moffat Boulevard and the railroad tracks to be widened to four lanes.

The balance of the first phase funding has already been lined up. Work includes adding a second transition lane from the eastbound 120 Bypass to southbound Highway 99.

When the first phase is completed in two years or so, the funding is expected to be in place to add a second transition lane from northbound Highway 99 to the westbound 120 Bypass.

The third phase will require Manteca to secure much of the funding.

It involves long expensive braided ramps to restore access to northbound Highway 99 from Austin and access to Austin Road from southbound Highway 99.

Because the Austin Road and 120 Bypass/Highway 99 interchanges are so close, access for traffic going to and from Austin Road from the 120 Bypass requires ramps to start for such movements far away from the interchange.

It is needed to avoid traffic slowdowns, congestion, and reduce the potential for accidents.

As an example, it will require the off-ramp for eastbound 120 Bypass traffic heading to Austin Road to start just past the Main Street on ramp.

The ramp will then need a separate bridge structure to cross Moffat and the railroad tracks. As it curves alongside the transition lanes to Highway 99, another ramp for northbound  Highway 99 traffic seeking to exit at Austin Road will start at a point between the Yosemite Avenue and 120 Bypass interchanges on the Highway 99 corridor.

Those two ramps will braid somewhere between the 120 Bypass and 99 interchanges to allow access to both northbound and southbound Austin Road.

Given the ramps will open up a large swath of southeast Manteca to development, the city is pursuing a benefit district to fund the city’s share of the project.

The third phase will also include the widening of the Bypass from Highway 99 to Airport Way to six lanes with the potential for transition lanes between interchanges such as the one on either side of the Union Road interchange.

https://www.mantecabulletin.com/news/local-news/ribbon-cutting-mckinley-interchange-june-12-groundbreaking-120-bypass99-work-july-17/

By Faughn New Developments • Quality of Life 0 Comments

Plan calls for football stadium, 2 community parks, pair of lakes 668 housing units plus 339,886 square feet of commercial uses

River Islands is moving toward developing the South County’s newest town center. And in doing so, it will wed housing, extensive recreational amenities, retail, and office uses into what is designed to re-enforce a sense of community in the 15,001-home planned development. The Lathrop Planning Commission will meet Wednesday, March 20, at 6 p.m. at the Lathrop City Hall, 390 Towne Center Drive to review the River Islands own Center neighborhood design plan.

The housing includes:

*80 apartments incorporated with mixed use commercial.

*378 units in more traditional apartment complexes.

Cambay Group — the developer of River Islands — will retain ownership of the apartments.

Having 668 living units integrated with commercial uses along with recreational amenities is designed to make the town center neighborhood walkable for those that reside there. A stadium that River Islands will use for home football games will be under the control of a private entity just like the Islanders baseball field and adjoining soccer complex.

As such, they are designed to be employed for a variety of community uses that could range from concerts and car shows to festivals and more. The Lathrop Polce Department headquarters is also part of the town center. There will be two manmade lakes.

River Islands President Susan Dell’Osso has noted in the past that the goal is to lure restaurants that can offer lakeside dining among other uses. There are no “box-style” commercial endeavors envisioned for the town center. With the close proximity of the stadium and baseball field, such a design lends itself to attendees of the games to walk to nearby restaurants before or after games. The idea of a town center stadium was inspired by Dell’Osso’s high school days in Southern California where high school games were played at a community college stadium on top of a commercial area. Classmates — and family of players as well as others attending — would often walk to restaurants after games to dine. There will also be two community parks in the town center neighborhood.

https://www.mantecabulletin.com/news/local-news/plan-calls-football-stadium-2-community-parks-pair-lakes-668-housing-units-plus-339886-square-feet-commercial-uses/

By Faughn New Developments • Quality of Life 0 Comments

Library patrons can look forward to enhancements

Kings County Board of Supervisors approved an agreement with 4Creeks, Incorporated to prepare a plan, specification, and estimate package for the Kings County Library remodel project Tuesday.

On Tuesday, Jan. 30, the Board approved the agreement and adopted the budget change. Hanford Library Manager Tanya Russell told The Sentinel she and staff see a need at both libraries.

“The Hanford and Lemoore libraries are in critical need of infrastructure modernization and life safety measures,” Russell said. “This is what prompted the application for the grant funds, and we are very happy to have been awarded.”

4Creeks, one of two bidders, will be compensated $1,317,000 in architectural design services as outlined in the agreement. The project will primarily cover fire systems, HVAC systems, plumbing, and electrical systems, and address ADA accessibility and safety. In 2022, the Library received a California State Library Building Forward Infrastructure grant award for life safety and critical infrastructure needs.

The Library was awarded $13,639,097, according to a Building Forward Library Facilities Improvement Program document. There was $489 million made available in grant funding, marking the single largest investment ever in California libraries. The Hanford Library was built in 1968, and the Lemoore Library was built in 1952, and remodeled in 1981.

Library contingency funds, $279,300, are designated for architectural designs and estimates that cover optional items at both libraries. Russell said these optional remodel items include new study rooms, children’s sections and teen sections. Another optional remodel item at the Hanford library is the addition of a multi-purpose room with after-hour access.

A librarian’s office and a secondary entrance are optional items at the Lemoore Library.

“Throughout the years, the community has expressed the need for ADA-compliant restrooms to also include infant changing areas and security cameras to make people feel safer has been a request,” Russell said. “Enclosed quiet study rooms have been a request as well.”

Russell said that the library was also recently awarded $6,500 for the lunch at the library summer program. Stratford, Kettleman City, Avenal, and Armona schools are partnering with the library to give children free books for home and to provide essential nutrition information. Russell said officials and staff intend to host two to three community outreach updates throughout the remodeling project.

The County is searching for its next library director. Bids close on Monday, Feb. 26.

https://hanfordsentinel.com/news/local/library-patrons-can-look-forward-to-enhancements/article_8cf5ba16-c5b8-56b4-86e4-576b508392ae.html

By Faughn Economy • New Developments • Quality of Life 0 Comments

New development planned in 2024

New year, new construction planned throughout the city of Turlock. From houses to hotels, recreational spots to restaurants, here is a list of some things to expect in 2024.

Housing

New homes and apartments are expected to come to Turlock, with several already having been built.

Northeast Turlock has seen the development of new residential neighborhoods, which are being tabbed as the Legends North III, a project spearheaded by JKB Living. The new community will have 65 building sites with there being six different floor plans. There will also be a centralized neighborhood park.

Perhaps the largest residential project expected to be completed in 2024 is the Monte Vista Apartments at 1525 W. Monte Vista Ave., a 348-unit multi-family residential project. It was approved in August of 2021 and construction began this past May. There will be 12 three-story buildings approximately 40 feet in height, with each unit including a patio or balcony area. An exact competition date has not been shared.

Over in west Turlock at the vacant lot on the corner of 1150 Angelus St. and 700 S. Soderquist Rd., an application was approved in August to develop three properties with a total of seven residential units. Each unit will have two bedrooms, one bathroom, a kitchen, a living room, and an outdoor patio area. The project was originally intended to be finished in 2022, but delays in the planning process pushed construction and opening to this year.

Hotels

Two new hotels have been approved and are expected to be finished in 2024.

The first is the Marriott Towneplace at 201 N. Tully Rd., which was approved in Sept. of 2022. It will stand at 61 feet and 6 inches from grade to highest point. With these measurements, it will be the highest hotel in Turlock by 1 foot and 6 inches.

The other is Staybridge Suites at 2931 Sun Valley Ct. The hotel was approved in May and will also receive a 35-foot height limit exception.

Gas stations

Despite the sales of electric vehicles estimated to surpass over 1 million in 2023, according to Wards Intelligence and Cox Automotive, gas stations and accommodating convenience stores will continue to pop up around town.

In October, a Valero gas station and Circle K store opened at 2500 Fulkerth Rd. Joining it will be new stations at 4201 N. Golden State Blvd. and 129 E. Linwood Ave., respectively, though the brand of gas at each site has not been revealed.

In addition, there has been another gas station proposed for 4555 N. Golden State Blvd. A hearing date for this proposal has not been settled on.

Food and drink

Soon to neighbor the Valero gas station and Circle K mart on 2500 Fulkerth Rd. will be a Rally’s fast-food restaurant. The national chain is known for their burgers and fries. The project was originally expected to finish this past summer, and it is unclear why there has been a delay in construction.

There is another nationally known brand breaking ground in Turlock, and it’s one that Turlockers have become all too familiar with — Starbucks. Starbucks opened their 10th overall location and sixth standalone establishment in the city in late 2023 at 3085 N. Tegner Rd. A seventh standalone site, this one at 1100 W. Monte Vista Ave., is expected to open in the first quarter of 2024.

Aside from national chains, a family-owned Mexican restaurant will be built downtown at 309 N. Center St. The name is Nivel, which is Spanish for “Level.” It’s pretty self explanatory as the approved building will be two stories. The applicants hope that the new restaurant can become a hub for live entertainment, such as mariachi bands.

Recreation

One of the most anticipated projects of the year will be the Columbia Pool on Columbia Avenue near Beech Street

The Columbia Pool was first constructed in 1957 and has undergone only minor repairs since 1990. The pool has been closed since before the COVID-19 pandemic.

A ceremonial groundbreaking was held at the pool site in early November. The project will cost $9,076,087.28, which takes into account construction, demolition of the old pool, and the purchase of pre-built structures for a concession stand, restrooms and a facilities/storage hut.

Industrial

West Turlock will see two major industrial projects completed this year.

The first project expected to be finished is the 10,000 square-foot expansion of Valley Milk, LLC’s processing facility at 400 N Washington Rd. The expansion will allow the plant to start producing Anhydrous Milk Fat, which is a concentrated, lactose-free butter with a fat content of 99.8%. It is used for cooking and frying as well as a shortening for shortbread, praline fillings, chocolate, chocolate bars and ice cream. The project is expected to be done early this year.

Nearby at 4407 W. Main St., Massachusetts-based technology company Divert Inc. plans to build a new, 71,000 square-foot state-of-the-art food recovery facility. The facility, which is also expected to open in the first quarter of 2024, liquifies and purifies unsold food and processes it into a clean food slurry. The slurry is then pumped directly into an on-site anaerobic digester, where it is turned into biogas, a mixture of gasses, primarily consisting of methane, carbon dioxide and hydrogen sulfide. The equipment then removes impurities from the biogas and upgrades it into pipeline quality Renewable Natural Gas (RNG) to meet utility company standards.

Divert has come to an interconnection agreement with PG&E. When the project is completed and operational, the processed RNG will enter PG&E’s on-site transmission line, replacing fossil fuel gas with a carbon negative renewable fuel to supply homes and businesses.

Note: Expected completion dates for each project are subject to change.

https://www.turlockjournal.com/news/local/new-development-planned-2024/

By Faughn New Developments • Quality of Life 0 Comments

McKinley Interchange Is Manteca Game Changer

The McKinley Avenue/120 Bypass interchange now under construction is a game changer for Manteca — and Lathrop.

It will:

*Take pressure off the Airport Way corridor.

*Provide more direct and quicker access to more than 3,000 homes under — or approved — for construction in southwest Manteca.

*Significantly improve access to the city’s fledgling family entertainment zone bookended by the 500-room Great Wolf resort and Big League Dreams and as such is expected to spur further development.

*Provides an essential link for an envisioned truck route system that will connect with the French Camp Road interchange on Highway 99 to help keep most future truck traffic out of residential and commercial areas in western Manteca.

*Help open up large parcels in eastern Lathrop for individual development as well as accommodate an approved business park on the northwest quadrant of the interchange that is within Lathrop’s city limits

City Manager Toni Lundgren noted that the pluses that the interchange will create will mean a lot of positive impacts for Manteca as well as Lathrop.

The interchange work is targeted for completion next year.

The project is being funded with $12.3 million in state funds, $7 million in Measure K funds collected from the countywide half cent road and transportation tax, and well as $8 million the city has collected in growth fees for major road endeavors..

DeSilva Gates Construction was awarded the bid of $23,387,387 to build  what will be the last interchange built on the six-mile 120 Bypass.

When completed there will be five interchanges with a mile between each — Yosemite Avenue in Lathrop as well as McKinley Avenue, Airport Way, Union Road and Main Street in Manteca. They are all bookended by the interchange with Interstate 5 on the west and the interchange with Highway 99 on the east.

The work is expected to be done just as ground breaks around mid- to late-2024 for the first phase of the $131.5 million revamp of the 120 Bypass/Highway 99 interchange.

The first phase of the 99/120 project will add a second transition lane to southbound Highway 99 from the 120 Bypass interchange. It also involves tearing down the existing Austin Road interchange on Highway 99 to accommodate additional freeway lanes.

The replacement overpass for Austin Road will be four lanes. It will also span the railroad tracks requiring connecting street work from Austin Road to Atherton Drive as well as a new crossing alignment for Woodward Avenue to reach Moffat Boulevard.

Manteca’s first partial

cloverleaf interchange

The McKinley interchange is designed as the city’s first partial cloverleaf. But in order to save money the city is opting to build the inner ramp loops at a later date.

That means the initial construction will have all left turns from McKinley Avenue to 120 Bypass onramps go through signalized intersections just as they currently do at the Airport, Union, and Main interchanges.

When the loops are completed northbound McKinley Avenue traffic will be able to get onto westbound 120 without going through a traffic signal as would southbound McKinley to eastbound 120.

It will include a separated bike path underneath the 120 Bypass that eventually will connect with the Atherton Drive bike path to provide access to Big League Dreams and the envisioned family entertainment zone.

Ultimately it will be a link in a separated bicycle pathway that loops the city going along McKinley Avenue north to connect with a path that cuts behind Del Webb at Woodbridge that crosses Union Road and ties into the Tidewater Bikeway. The Tidewater then heads south and ties in with the Atherton Drive Bikeway via Industrial Park Drive and Van Ryn Avenue.

The McKinley Avenue interchange is also part of the long-range circulation plan for Manteca south of the 120 Bypass where more than 60 percent of the city’s population is expected to be by 2040.

https://www.mantecabulletin.com/news/local-news/mckinley-interchange-manteca-game-changer/

By Faughn New Developments • Quality of Life 0 Comments

Downtown Lindsay expects major upgrades

LINDSAY – After major retailers abandoned Lindsay in the ’90s, followed by a small recession, then a Great Recession and then COVID-19, the city can use all the help they can get to rejuvenate their downtown. In the first step of many the city of Lindsay partnered with the consulting firm Retail Strategies to update the downtown area. Retail Strategies approaches projects from a commercial development side and a downtown strategies side. The commercial development portfolio director Brookley Valencia presented Retail Strategie’s’ findings from their discovery phase. After conducting some research, the firm presented its more general findings and plans for Lindsay’s downtown at the July 26 city council meeting.

The discovery phase found gaps in four main categories: clothing stores, restaurants, general merchandise and furniture stores. These are areas where people are shopping outside of Lindsay and the goal is to bring that money back into Lindsay by filling those gaps in the market. “Our goal is to open the doors for Lindsay to recover and support the community after COVID-19 and create new businesses, new jobs and improve quality of life,” Valencia said. The information collected during the discovery phase will be used to help connect Lindsay with retailers in order to bring in stores and restaurants that are a good fit for the town. The discovery phase is ongoing, but Retail Strategies will now begin its implementation phase of actually reaching out to retailers to bring them to Lindsay.

On the downtown side, Jeremy Murdock gave a presentation of Retail Strategies’s five-year plan for Lindsay’s downtown, including both aesthetic and retail updates. The plan focuses on creating a positive image that showcases the community’s unique characteristics as well as improving the economy. “A livable, walkable, viable, economically-sustainable downtown is the ultimate goal,” city manager Joe Tanner said. The city reached out to Retail Strategies with the goal of updating their downtown for two reasons: increasing overall quality of life for residents and generating tax revenue for the city. The tax revenue generated from new businesses will help the city fund public services such as parks and recreation, police and fire.

Retail Strategies has developed what they call a property catalog, which is a list of all the available properties including plots of land to be developed as well as empty storefronts and quick-service restaurants. The next step will be connecting those properties with interested retailers. “Our task is to really push Lindsay in front of retail prospects and if they’re expanding into the area, help them find a site and facilitate the conversation to hopefully get a deal going,” said Valencia. Deals between cities and retailers can take between 18 and 36 months, so it will take a few years before residents see major changes to the stores and restaurants in Lindsay. Retail Strategies will stay on as a consultant throughout the project as a liaison between the city and retailers.

https://thesungazette.com/article/business/2022/08/02/downtown-lindsay-expects-major-upgrades/