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minimum of eighty-three (83) parking spaces are required, including four (4) accessible spaces, one of which shall be van accessible. All permanent parking lots (which include parking spaces, driveways, and maneuvering areas) in all zoning districts shall be surfaced and permanently maintained with asphalt concrete or Portland cement concrete to provide a durable dust free surface. Ingress and egress areas that connect to a paved road or highway shall also be surfaced and permanently maintained with asphalt concrete or Portland cement concrete (Development Title Section 9-1015.5(e)). Landscaping Development Title Section 9-1020.7 states that all areas not used for buildings, parking, driveways, walkways, or other permanent facilities shall be landscaped. A minimum ten (10) foot wide planting strip shall be required along adjacent streets. The strip shall be continuous except where crossed by driveways and walkways. As a result, a minimum ten (10) foot wide landscaping strip will be required along West Lane and Armstrong Road. The landscaping strip will only be required along Armstrong Road where project related development will occur. Development Title Section 9-1020.5 states that parking areas with more than twenty (20) stalls shall provide a minimum of five percent (5%) of landscaping within the perimeter of the parking area, not including landscaping along street frontages. One tree shall be required for each five (5) parking stalls, or portion thereof, and shall be evenly spaced throughout the parking lot. As a result, a minimum of seventeen (17) trees will be required as a condition of approval. Union Pacific Railroad It appears that the proposed storm drainage retention pond is located on property designated as part of a 400 foot wide Southern/Union Pacific Railroad Company Congressional Grant. The grant deed submitted by the applicant shows that the railroad owns this land. As a result, the applicant needs to do one of the following options. The first option is to revise the Site Plan to accurately reflect the parcel's property lines and show the retention pond on the project parcel. The second option is to provide documentation stating that the railroad no longer owns the land on which the retention pond is currently shown, in which case a Merger Application is required. This issue needs to be resolved prior to attending the Planning Commission hearing. Traffic Study The Department of Public Works is requiring that a traffic study be prepared. The Initial Study may need to be amended to include the results of the traffic study and any necessary mitigation measures. If the Initial Study is amended, it will need to be reposted for a minimum of twenty (20) days pursuant to Section 15073 of the California Environmental Quality Act Guidelines. Once the Traffic Study is completed and the Initial Study is re-circulated, the Use Permit application will be scheduled for a Planning Commission meeting. The Community Development Department has reviewed the proposed project and, provided all traffic impacts can be mitigated to a less than significant level, and provided the retention pond issue is resolved, will be recommending that the project be approved subject to the following conditions of approval. Use Permit Application No. PA-0400268 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 2