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d. The frontage improvementsfor Lammers Road and Middle Road shall be constructed in conformance with the standards for one-half of a 50-foot-wide right-of-way rural road. The construction of the frontage improvements will be deferred upon execution by the owner of a Deferred Frontage and Roadway ImprovementAgreementor a Secured Deferred Frontage and Roadway ImprovementAgreement with a deposit equivalent to the estimated construction costs prior to approval of the Improvement Plan. A$260.00 fee currently is required for processing,per Development Title Table 9-240.2,in addition to a copy of the Grant Deed and an estimate for the required frontage improvements. The estimate shall be prepared by a Registered Civil Engineer with a typical section drawing on a form to be supplied by the Department of Public Works and submitted to Public Works for approval. As an option,Public Works will prepare the drawing and estimate for an additional fee of$115.00. (Development Title Section 9-1150.2) e. The Traffic Impact Mitigation Fee will be required for this development. The fee is due and payable at the time of building permit application. The fee currently is$169.89 per trip-end based on 13.3 trip-ends per 1,000 gross square feet of building in the Tracy area. The fee shall be automatically adjusted July 1 of each year by the Engineering Construction Cost Index as published by the Engineering News Record. (Resolution R-95-650) I. All storm drainage runoff shall be retained on the site,or terminal drainage shall be provided. (Development Title Sections 9-1135.2[g]and 9-1135.9) g. The revised traffic study dated May 1999 requires the following improvementsto be provided: (1) Stop-sign controls and street lights(outside the road right-of-way)shall be placed at all three entrances. (2) A 12-foot,two-way,left-turn lane shall be constructed along the frontage of Middle Road_ Additional right-of-way shall be dedicated if necessary. h. A copy of the Final Site Plan shall be submitted prior to issuance of building permits. i. Verification shall be obtained from the Solid Waste Division(468-3066)that this development has addressed the items on the attached Waste Plan Format for Development Projects. 3. PUBLIC HEALTH SERVICES (Staff Contact: Mike Huggins,468-3437) a. A soil suitability study/nitrate loading study which indicates that the area is suitable for septic tank usage must be performed prior to acceptance of the application,as required by Development Title Section 9-1105.2(d). A nitrate loading study is required,and a review fee of$390.00 must be paid at the time of submittal to the Environmental Health Division. b. The sewage disposal system shall comply with the on-site sewage standards of San Joaquin County prior to approval. A percolation test that meets absorption rates of the manual of septic tank practice or the EPA Design Manual for on-site wastewater treatment and disposal systems is required for each parcel. A permit fee of$78.00 per percolation hole is required. c. A sewage disposal area as indicated by the septic tank suitability study and/or percolation tests must be shown for each parcel on the final subdivision's improvement plans. (Development Title Section 9-1105.2) d_ Construction of individual sewage disposal systems under permit and inspection by the Environmental Health Division is required at the time of development. (DevelopmentTitle Sections 9-1110.3 and 9-1110.4) Conditions of Approval -4 - UP-96-2