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than three feet in height above curb level, except for trees which are trimmed so that no branches extend lower than six feet above the curb level. 2 . DEPARTMENT OF PUBLIC WORKS: Conditions of Approval: a. The Parcel Map for MS-91-32 shall be recorded prior to approval of the Improvement Plan. b. The frontage improvements for Comconex Road shall be constructed in conformance with standards for one-half of a 60-foot-wide right-of-way farm or estate subdivision street. Ordinance Requirements: The Ordinance Requirements listed below have been identified as pertinent to this project. Other Ordinance Requirements may also apply. Ordinance Requirements are not appealable. C. An Improvement Plan, prepared by a Registered Civil Engineer, showing drainage, driveway access details, on- site parking, existing and proposed utility services, and grading shall be submitted to the Department of Public Works for approval. Storm drainage shall be retained on the site, and calculations shall be submitted for approval. d. An encroachment permit shall be required for work within the road right-of-way. e. The Traffic Impact Mitigation Fee will be required for this development. The fee is $2 , 166. 00 per 1, 000 gross square feet of building designated as "Service Commercial" in the Manteca area. The fee shall be automatically adjusted annually by the Engineering Construction Cost Index as published by the Engineering News record. 3 . PUBLIC HEALTH SERVICES: Ordinance Requirements: The Ordinance Requirements listed below have been identified as pertinent to this project. Other Ordinance Requirements may also apply. Ordinance Requirements are not appealable. a. A soil suitability study as required by section 9-10100 of the San Joaquin County Development Code must be performed prior to the issuance of Building Permits to determine that the area is suitable for septic tank usage.