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Screening All storage materials and related activities, including storage areas for trash, shall be screened so as not to be visible from adjacent properties and public rights-of-way. Screening shall be six (6) to seven (7) feet in height. Outside storage is not permitted in front yards, street side yards, or in front of main buildings. (Development Title Section 1022.4[d][21). The site plan indicates a six (6)foot screen around the trash storage area. Site Plan The site plan does not appear to show all the structures on the parcel or the drainage pattern. Provided all the outstanding issues are resolved, the Community Development Department has tentatively scheduled the application for the January 19, 2006 Planning Commission meeting and will be recommending that the Planning Commission approve the project subject to the following recommended Conditions of Approval: Use Permit Application No. PA-0500470 was approved by the Planning Commission on . The effective date of approval is . This approval will expire on , which is 18 months from the effective date of approval, unless (1) all Conditions of Approval have been complied with, (2) all necessary building permits have been issued and remain in force, and (3) all necessary permits from other agencies have been issued and remain in force. Unless otherwise specified, all Conditions of Approval and ordinance requirements shall be fulfilled prior to the establishment of the use and the issuance of any building permits. Those Conditions followed by a Section Number have been identified as ordinance requirements pertinent to this application. Ordinance requirements cannot be modified, and other ordinance requirements may apply. 1. COMMUNITY DEVELOPMENT DEPARTMENT (Staff Contact: Karla Kuhl, 468-3103) a. BUILDING PERMIT: Submit an "APPLICATION-COMMERCIAL BUILDING PERMIT'. The Site Plan required as a part of the building permit must be prepared by a registered civil engineer or licensed architect. This Plan must show drainage, driveway access details including gates, on-site parking, landscaping, signs, existing and proposed utility services, and grading (refer to the "SITE PLAN CHECK LIST' for details). A fee is required for the Site Plan review. (Development Title Section 9-884) b. APPROVED USE: This approval is for a conversion of a 2,400 square foot agricultural storage building into a 2,400 square foot large agricultural store as shown on the Site Plan dated November 10, 2005 (Use Type: Produce Sales- Agricultural Store-Large). c. BUSINESS LICENSE: The applicant shall secure an approved Business License prior to the initiation of the use. (Section 7-1000 of the County Ordinance Code) d. CAPITAL FACILITY FEE: This project may be subject to the Capital Facility Fee. If the Capital Facility Fee is applicable, the County shall collect the fees before the issuance of any building permits. (Development Title Section 9-1245.2)