Planning Commission

LIVE OAK PLANNING COMMISSION AGENDA – AUGUST 16, 2022 Page 1 The Commission may take up any agenda item at any time, regardless of the order listed. Action may be taken on any item on this agenda. Materials related to an item on this Agenda submitted to the Commission after distribution of the agenda packet are available for public inspection at City Hall, 9955 Live Oak Boulevard, Live Oak, during normal business hours. Such documents are also available on the City of Live Oak’s website at www.liveoakcity.org, subject to staff’s availability to post the documents before the meeting. In compliance with the Americans with Disabilities Act, the meeting room is wheelchair accessible and disabled parking is available. If you have a disability and need disability-related modifications or accommodations to participate in this meeting, please contact the City Clerk’s office at (530) 695-2112 x107. Requests must be made at least 24 hours in advance. • Remote Viewing: o Members of the public can view a livestream of the meeting online at https://liveoakca.granicus.com/ViewPublisher.php?view_id=1. o Members of the public can access the Zoom webinar as follows: ▪ Join by Electronic Device: https://us02web.zoom.us/j/87330403151 ▪ Join by Phone: 1-669-900-6833 or 1-877-853-5247 (Toll Free) Webinar ID: 873 3040 3151 • Public Comment: Members of the public can submit general public comments, as well as comment on specific agenda items in the following ways: o Public Attendance: Members of the public who attend in person may make comments from the Council Chamber podium. LIVE OAK PLANNING COMMISSION REGULAR MEETING AGENDA AUGUST 16, 2022 7:00 PM MEETING LOCATION LIVE OAK COUNCIL CHAMBERS 9955 LIVE OAK BOULEVARD LIVE OAK, CALIFORNIA 95953 MEMBERS OF THE COMMISSION GURVEER BUTTER, CHAIR AARONDEEP PAMMA, VICE CHAIR JOAQUIN BERMUDEZ, COMMISSIONER AARON ELLER, COMMISSIONER CHRISTINE IVORY, COMMISSIONER KRIS SELVIDGE, COMMISSIONER JERRY STEWART, COMMISSIONER KEVIN VALENTE, CONTRACT PLANNER

LIVE OAK PLANNING COMMISSION AGENDA – AUGUST 16, 2022 Page 2 o Live Remote Public Comment: Members of the public can submit a live remote public comment by: ▪ Joining the virtual Commission meeting via the link below. When public comment is opened, raise your virtual hand and be called upon to speak for up to 3 minutes. https://us02web.zoom.us/j/87330403151 ▪ Joining the virtual Commission meeting by calling the phone number below. When public comment is opened, dial *9 to raise your hand and be called upon to speak for up to 3 minutes. 1-669-900-6833 or 1-833-548-0282 (Toll Free) Webinar ID: 873 3040 3151 o Email Public Comment: Comments from the public on agenda items will be accepted until 1:00 pm on the date of the meeting, via email to the Planning Director at kvalente@liveoakcity.org. Comments will be distributed to Commission prior to the meeting and attached to the minutes. Please note that emailed comments will NOT be read aloud by staff during the meeting. o eComment Feature: Comments from the public on agenda items will be accepted until 1:00 pm on the date of the meeting, via the eComment feature at https://liveoakca.granicus.com/ViewPublisher.php?view_id=1. Comments will be distributed to Commission prior to the meeting and attached to the minutes. Please note that eComments will NOT be read aloud by staff during the meeting.

LIVE OAK PLANNING COMMISSION AGENDA – AUGUST 16, 2022 Page 3 CALL TO ORDER ROLL CALL PLEDGE OF ALLEGIANCE CORRECTIONS AND/OR CHANGES TO THE AGENDA PUBLIC COMMENT PUBLIC HEARING ITEMS 1. Orchard View I and II Tentative Subdivision Map Extension Recommendation: Adopt resolutions extending the Orchard View I and II Tentative Subdivision Maps expiration date an additional five years to January 28, 2028. (Kevin Valente, Contract Planner) 2. Bishop Avenue Truck Parking Project Conditional Use Permit Reconsideration Recommendation: Provide direction to staff regarding the approved Bishop Avenue Truck Parking Conditional Use Permit. (Kevin Valente, Contract Planner) UPDATES AND ANNOUNCEMENTS FROM THE PLANNING DIRECTOR COMMISSIONER REPORTS/COMMENTS/REQUESTS ADJOURNMENT

LIVE OAK PLANNING COMMISSION AGENDA – AUGUST 16, 2022 Page 1 The Commission may take up any agenda item at any time, regardless of the order listed. Action may be taken on any item on this agenda. Materials related to an item on this Agenda submitted to the Commission after distribution of the agenda packet are available for public inspection at City Hall, 9955 Live Oak Boulevard, Live Oak, during normal business hours. Such documents are also available on the City of Live Oak’s website at www.liveoakcity.org, subject to staff’s availability to post the documents before the meeting. In compliance with the Americans with Disabilities Act, the meeting room is wheelchair accessible and disabled parking is available. If you have a disability and need disability-related modifications or accommodations to participate in this meeting, please contact the City Clerk’s office at (530) 695-2112 x107. Requests must be made at least 24 hours in advance. • Remote Viewing: o Members of the public can view a livestream of the meeting online at https://liveoakca.granicus.com/ViewPublisher.php?view_id=1. o Members of the public can access the Zoom webinar as follows: ▪ Join by Electronic Device: https://us02web.zoom.us/j/87330403151 ▪ Join by Phone: 1-669-900-6833 or 1-877-853-5247 (Toll Free) Webinar ID: 873 3040 3151 • Public Comment: Members of the public can submit general public comments, as well as comment on specific agenda items in the following ways: o Public Attendance: Members of the public who attend in person may make comments from the Council Chamber podium. LIVE OAK PLANNING COMMISSION REGULAR MEETING AGENDA AUGUST 16, 2022 7:00 PM MEETING LOCATION LIVE OAK COUNCIL CHAMBERS 9955 LIVE OAK BOULEVARD LIVE OAK, CALIFORNIA 95953 MEMBERS OF THE COMMISSION GURVEER BUTTER, CHAIR AARONDEEP PAMMA, VICE CHAIR JOAQUIN BERMUDEZ, COMMISSIONER AARON ELLER, COMMISSIONER CHRISTINE IVORY, COMMISSIONER KRIS SELVIDGE, COMMISSIONER JERRY STEWART, COMMISSIONER KEVIN VALENTE, CONTRACT PLANNER 1

LIVE OAK PLANNING COMMISSION AGENDA – AUGUST 16, 2022 Page 2 o Live Remote Public Comment: Members of the public can submit a live remote public comment by: ▪ Joining the virtual Commission meeting via the link below. When public comment is opened, raise your virtual hand and be called upon to speak for up to 3 minutes. https://us02web.zoom.us/j/87330403151 ▪ Joining the virtual Commission meeting by calling the phone number below. When public comment is opened, dial *9 to raise your hand and be called upon to speak for up to 3 minutes. 1-669-900-6833 or 1-833-548-0282 (Toll Free) Webinar ID: 873 3040 3151 o Email Public Comment: Comments from the public on agenda items will be accepted until 1:00 pm on the date of the meeting, via email to the Planning Director at kvalente@liveoakcity.org. Comments will be distributed to Commission prior to the meeting and attached to the minutes. Please note that emailed comments will NOT be read aloud by staff during the meeting. o eComment Feature: Comments from the public on agenda items will be accepted until 1:00 pm on the date of the meeting, via the eComment feature at https://liveoakca.granicus.com/ViewPublisher.php?view_id=1. Comments will be distributed to Commission prior to the meeting and attached to the minutes. Please note that eComments will NOT be read aloud by staff during the meeting. 2

LIVE OAK PLANNING COMMISSION AGENDA – AUGUST 16, 2022 Page 3 CALL TO ORDER ROLL CALL PLEDGE OF ALLEGIANCE CORRECTIONS AND/OR CHANGES TO THE AGENDA PUBLIC COMMENT PUBLIC HEARING ITEMS 1. Orchard View I and II Tentative Subdivision Map Extension Recommendation: Adopt resolutions extending the Orchard View I and II Tentative Subdivision Maps expiration date an additional five years to January 28, 2028. (Kevin Valente, Contract Planner) 2. Bishop Avenue Truck Parking Project Conditional Use Permit Reconsideration Recommendation: Provide direction to staff regarding the approved Bishop Avenue Truck Parking Conditional Use Permit. (Kevin Valente, Contract Planner) UPDATES AND ANNOUNCEMENTS FROM THE PLANNING DIRECTOR COMMISSIONER REPORTS/COMMENTS/REQUESTS ADJOURNMENT 3

City of Live Oak Report to Planning Commission Meeting Date: August 16, 2022 Title: Orchard View I and II Tentative Subdivision Map Extension Contact Information: Kevin Valente, AICP, Contract Planner Location: Orchard View I is located east of Luther Road extending to Hampton Road and is identified by Assessor Parcel Numbers (APNs) 06-010-001, 06-600- 006, and -007(Attachment 1). Orchard View II is located South of Pennington Road and east of De Ree Road and is identified as APNs 06-400- 002, -003, and -004 (Attachment 2). Background: The Orchard View I and Orchard View II Subdivision Project includes the development of two single-family residential subdivisions consisting of a total of 172 single-family lots. The Tentative Subdivision Maps for the Project were originally approved by the Live Oak City Council on November 18, 2020. Pursuant to Section 16.14.120 of the Live Oak Municipal code, an approved tentative subdivision map is valid for 24 months after its effective date, making the original expiration for the maps November 18, 2022. Analysis: On April 11, 2022, the City of Live Oak received an application to extend the expiration date for the Orchard View I and Orchard View II Tentative Subdivision Maps for an additional five years. Pursuant to Section 16.14.130(1) of the Live Oak Municipal Code, once a written request for an extension is submitted, the map shall automatically be extended for another 60-days (January 18, 2023). Section 16.14.130(2) of the Live Oak Municipal Code states the Planning Commission may grant the extension in increments it deems necessary, provided the total of the extensions do not exceed five years. Therefore, the Orchard View I and II maps are allowed to receive five-year extensions. If granted, the expiration dates for the maps would then be January 18, 2028. The Orchard View I and II tentative subdivision maps are not proposed to change in any way, and the previous conditions of approval for the project would continue. As a result, staff recommends the Planning Commission adopt the attached resolutions granting five-year extensions to the Orchard View I and Orchard View II tentative subdivision maps, consistent with Section 16.14.130 of the Live Oak Municipal Code. Fiscal Impacts: None. 4

Recommendation: Adopt resolutions extending the Orchard View I and II Tentative Subdivision Maps expiration date an additional five years to January 28, 2028. Attachments: ATT 1 - Orchard View I Vicinity Map ATT 2 - Orchard View II Vicinity Map ATT 3 - Orchard View I TSM PC Resolution ATT 3.1 - Exhibit A_Orchard View I TSM ATT 4 - Orchard View II TSM PC Resolution ATT 4.1 - Exhibit A_Orchard View II TSM 5

Attachment 1 Orchard View I Project Vicinity Map Luther Road Project Site Single Family Residences Epperson Road 6

Attachment 2 Orchard View II Project Vicinity Map Project Site De Ree Road Date Street Fir Street Pennington Road 7

PC Resolution – Orchard View I Tentative Subdivision Map Time Extension 1 RESOLUTION NO. XXXX A RESOLUTION OF THE CITY OF LIVE OAK PLANNING COMMISSION APPROVING A FIVE-YEAR EXTENSION TO THE PREVIOUSLY ADOPTED ORCHARD VIEW I TENTATIVE SUBDIVISION MAP (APNs 06-010-001, 06-600- 006, AND -007) WHEREAS, on November 18, 2020, the City Council duly held a public hearing, received and considered evidence, both oral and documentary and adopted the Initial Study/Mitigated Negative Declaration (IS/MND) and Mitigation Monitoring Program (MMP) and approved the Orchard View I Tentative Subdivision Map; and, WHEREAS, On April 11, 2022, the City of Live Oak received an application from Baker-Williams Engineering Group, for a five-year extension to the previously approved Orchard View I Tentative Subdivision Map for the subdivision and future development of 129 single-family residential lots on 28.71 acres. The project site is located east of Luther Road extending to Hampton Road and is identified by Assessor Parcel Numbers (APNs) 06-010-001, 06-600-006, and -007; and WHEREAS, pursuant to Section 16.14.130(1) of the Live Oak Municipal Code, once a written request for an extension is submitted, the map shall automatically be extended for another 60-days (January 18, 2023); and WHEREAS, pursuant to Section 16.14.130(2) of the Live Oak Municipal Code, the previously approved Orchard View I Tentative Subdivision Map may be extended for an additional five years with Planning Commission approval (January 18, 2028); and WHEREAS, the Planning Commission gave notice of public hearing as required by law; and WHEREAS, on August 16, 2022, the Planning Commission duly held a public hearing on the matter, and received and considered evidence, both oral and documentary approving the five-year time extension for the previously approved Orchard Grove I Tentative Subdivision Map; and NOW, THEREFORE, BE IT RESOLVED AND DETERMINED, the Live Oak Planning Commission finds as follows: 1. General Plan Consistency. There have been no changes to the General Plan or any specific plan or precise road plan to which the tentative map would no longer be in conformity. 2. City Codes. There have been no changes to City codes to which the tentative map would no longer be in conformity. Attachment 3 8

PC Resolution – Orchard View I Tentative Subdivision Map Time Extension 2 3. Availability of Services. The capacity of community infrastructure, including, but not limited to, water supply, sewage treatment capacity, schools or roads remains sufficient to serve the project. 4. Tentative Subdivision Map Expiration Date. The Orchard View I Tentative Subdivision Map approved on November 18, 2020 will expire on January 18, 2028, unless a Final Map for the Orchard View I Tentative Subdivision Map is approved by the Live Oak City Council pursuant to Chapter 16.18 of the Live Oak Municipal Code. 5. Additional Tentative Subdivision Map Extensions. Pursuant to Section 16.14.130(2) of the Live Oak Municipal Code, the Orchard View I Tentative Subdivision Map shall not receive additional time extensions. * * * * * * * * I HEREBY CERTIFY that the foregoing resolution was passed and adopted by the Planning Commission of the City of Live Oak, at a regular meeting thereof, held on the 16th day of August, 2022 by following vote: AYES: NOES: ABSTAIN: ABSENT: APPROVED: PLANNING COMMISSION CHAIR, City of Live Oak ATTEST: CITY CLERK, City of Live Oak 9

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PC Resolution – Orchard View II Tentative Subdivision Map Time Extension 1 RESOLUTION NO. XXXX A RESOLUTION OF THE CITY OF LIVE OAK PLANNING COMMISSION APPROVING A FIVE-YEAR EXTENSION TO THE PREVIOUSLY ADOPTED ORCHARD VIEW II TENTATIVE SUBDIVISION MAP (APNs 06-400-002, -003, and -004) WHEREAS, on November 18, 2020, the City Council duly held a public hearing, received and considered evidence, both oral and documentary and adopted the Initial Study/Mitigated Negative Declaration (IS/MND) and Mitigation Monitoring Program (MMP) and approved the Orchard View II Tentative Subdivision Map; and, WHEREAS, On April 11, 2022, the City of Live Oak received an application from Baker-Williams Engineering Group, for a five-year extension to the previously approved Orchard View II Tentative Subdivision Map for the subdivision and future development of 43 single-family residential lots on 9.68 acres. The project site is located South of Pennington Road and east of De Ree Road and identified as Sutter County Assessor Parcel Numbers (APNs) 06-400-002, -003, and -004; and WHEREAS, pursuant to Section 16.14.130(1) of the Live Oak Municipal Code, once a written request for an extension is submitted, the map shall automatically be extended for another 60-days (January 18, 2023); and WHEREAS, pursuant to Section 16.14.130(2) of the Live Oak Municipal Code, the previously approved Orchard View II Tentative Subdivision Map may be extended for an additional five years with Planning Commission approval (January 18, 2028); and WHEREAS, the Planning Commission gave notice of public hearing as required by law; and WHEREAS, on August 16, 2022, the Planning Commission duly held a public hearing on the matter, and received and considered evidence, both oral and documentary approving the five-year time extension for the previously approved Orchard Grove II Tentative Subdivision Map; and NOW, THEREFORE, BE IT RESOLVED AND DETERMINED, the Live Oak Planning Commission finds as follows: 1. General Plan Consistency. There have been no changes to the General Plan or any specific plan or precise road plan to which the tentative map would no longer be in conformity. 2. City Codes. There have been no changes to City codes to which the tentative map would no longer be in conformity. Attachment 4 11

PC Resolution – Orchard View II Tentative Subdivision Map Time Extension 2 3. Availability of Services. The capacity of community infrastructure, including, but not limited to, water supply, sewage treatment capacity, schools or roads remains sufficient to serve the project. 4. Tentative Subdivision Map Expiration Date. The Orchard View II Tentative Subdivision Map approved on November 18, 2020 will expire on January 18, 2028, unless a Final Map for the Oak Grove Tentative Subdivision Map is approved by the Live Oak City Council pursuant to Chapter 16.18 of the Live Oak Municipal Code. 5. Additional Tentative Subdivision Map Extensions. Pursuant to Section 16.14.130(2) of the Live Oak Municipal Code, the Orchard View II Tentative Subdivision Map shall not receive additional time extensions. * * * * * * * * I HEREBY CERTIFY that the foregoing resolution was passed and adopted by the Planning Commission of the City of Live Oak, at a regular meeting thereof, held on the 16th day of August, 2022 by following vote: AYES: NOES: ABSTAIN: ABSENT: APPROVED: PLANNING COMMISSION CHAIR, City of Live Oak ATTEST: CITY CLERK, City of Live Oak 12

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City of Live Oak Report to Planning Commission Meeting Date: August 16, 2022 Title: Bishop Avenue Truck Parking Project Conditional Use Permit Reconsideration Contact Information: Kevin Valente, AICP, Contract Planner Location: The project site is located southeast of the intersection of State Route (SR) 99 and Bishop Avenue in the City of Live Oak, California. The approximately 9.7-acre parcel is identified by Assessor's Parcel Number (APN) 06-800-007. Background: On April 19, 2022, the Live Oak Planning Commission voted to approve the Initial Study/Mitigated Negative Declaration (IS/MND) and Use Permit for the Bishop Avenue Truck Parking Project. The Bishop Avenue Truck Parking Project is a phased truck parking lot starting with up to 30 gravel truck parking spots that could be expanded up to 80 truck parking spots with future phases. An appeal was filed on April 24, 2022 regarding the Planning Commission approval of the Use Permit. On June 1, 2022, the Live Oak City Council held a public hearing and voted to deny the appeal. Shortly thereafter, on-site construction activities began including tree removal prior to the preparation of pre-construction survey or the submittal of improvement plans to the City Engineer; therefore, violating the project's approved conditions of approval and mitigation measures. Analysis: The approved conditions of approval require engineered improvement plans to be submitted and approved by the City Engineer prior to any construction activities. In addition, mitigation measures IV-1, IV-2, and IV-3, require preconstruction surveys regarding Swainson's hawk, migratory bird species, and roosting bats completed and submitted to the Live Oak Community Development Department prior to any construction activities or tree removal. Therefore, the project is not in compliance with the approved conditional use permit. Due to this noncompliance, staff is recommending the Planning Commission reconsider the conditional use permit and take one of the following actions: * Amend the approved use permit to modify or include additional conditions of approval related to screening, such as a fence or wall, allowing the project 14

to continue; * Revoke the Use Permit by making one or more of the findings pursuant to Section 17.37.100(C) of the Live Oak Municipal Code: 1. Misrepresentation. Permit issuance was based on misrepresentation by the applicant, either through the provision of information or statements in the application, or in public hearing testimony. 2. Invalidation of Findings. One or more of the findings required to grant the original permit can no longer be made due to changes in the project. 3. Violation of Conditions. One or more of the conditions of approval have not been completed or have been violated. 4. Violation of Other Codes. Improvements authorized by the permit or variance are in violation of any ordinance or law. 5. Improper Expansion. The approved permit or variance has been expanded beyond the scope of the original approval, so that the external impacts of the use are substantially greater than would be under the original approval. 6. Threatens the Public's Health. Exercising the permit or variance is in a manner that threatens or is injurious to the public's health or safety or constitutes a public nuisance. If direction is given to staff to prepare a Resolution for revocation of the Use Permit, pursuant to Live Oak Municipal Code 17.37.110, the reapplication for the same or substantially the same permit shall not be filed with 12 months following the date of the previous final action; or * Allow the project to continue with the current use permit and direct the applicants to comply with all conditions of approval and mitigation measures moving forward. Conclusion Based on the information contained in the staff report, staff recommends the Live Oak Planning Commission provide direction to staff regarding the Bishop Avenue Truck Parking Project. Fiscal Impacts: None. Recommendation: Provide direction to staff regarding the approved Bishop Avenue Truck Parking Conditional Use Permit. Attachments: Bishop Avenue Truck Parking Use Permit Approval Letter_6.3.22 15

June 3, 2022 Jaskaran Deol 9026 Ida Street Live Oak, CA 95953 RE: Bishop Avenue Truck Parking Project - Conditional Use Permit Approval Dear Mr. Deol: This letter is to inform you that on June 1, 2022 the City of Live Oak City Council denied the requested appeal of the Live Oak Planning Commission’s decision to approve your proposed Bishop Avenue Truck Parking Project located on the approximately 9.7-acre parcel, identified by Assessor’s Parcel Number (APN) 06-800-007 with the following conditions of approval: 1. The applicant shall defend, indemnify, and hold harmless the City in any action brought by a third party to challenge the land use entitlement. 2. No permits or approvals, whether discretionary or mandatory, shall be considered if the applicant is not current on fees, reimbursement payments, and any other payments that are due. 3. All required easements or rights-of-way for improvements shall be obtained by the developer at no cost to the City. Advance permission shall be obtained from all pertinent property owners and easement holders, if applicable, for any work done within such property or easements. 4. The use of construction equipment shall be restricted to weekdays between the hours of 7:00 AM and 6:00 PM. Requests for alternative days/times may be submitted in writing to the City Engineer for consideration. 5. Standard dust control methods and designs shall be used to stabilize the dust generated by construction activities. The developer shall post dust control signage with a contact number of the developer, City staff, and the Feather River Air Quality Management District. 6. Any expansion of this use or substantial modification that results in a change of use shall require an amendment of this use permit. Minor Modifications to this Use Permit shall be considered by the Planning Director in accordance with Live Oak Municipal Code Section 17.37.100, and may require notification of surrounding property owners prior to such approval. 7. The Use Permit shall expire on April 19, 2024 and shall become null and void in accordance with Live Oak Municipal Code Section 17.37.090(A), unless the use has been established. Live Oak Municipal Code Section 17.37.090(B) shall not apply to this Use Permit. 8. No hazardous materials in association with the truck parking shall be stored on-site or transported on and off the site. Only minor vehicle maintenance checks are allowed on-site, including tire air pressure checks, oil fluid checks, filter replacement. General vehicle maintenance is not allowed on site, including, but not limited to, changing oil, engine and transmission maintenance. 9. No truck or trailer exterior washing is allowed on-site. 10. No truck parked on-site shall idle longer than five (5) minutes. 11. The parking lot shall include, at a minimum, a 32-foot wide and 20-foot-long paved driveway, subject to review and approval by the City Engineer. 16

City Hall: 530-695-2112 Fax: 530-695-2595 9955 Live Oak Blvd., Live Oak, CA 95953 www.liveoakcity.org 12. The parking lot shall not have a gated entry unless reviewed and approved by the City Engineer and Fire Department. 13. Prior to building permit approval, landscape plans shall be reviewed and approved by the Planning Director and the City Engineer. The existing on-site orchard trees surrounding the proposed parking lot shall remain undisturbed to the extent feasible. 14. A minimum of one concrete trash receptacle shall be located on-site and emptied as needed. The site shall be kept clean of all debris (boxes, junk, garbage, etc.) at all times. 15. The property owner shall monitor the site daily to ensure no truck idling, or any other operational issues. If operational issues are identified, the sole responsibility shall fall on the property owner. 16. An informational sign shall be posted on-site with a phone number to contact the property owner if any issues occur on-site. 17. A “No Right Turn” sign shall be posted on-site for trucks leaving the property. 18. The project consists of the following three phases: o Phase 1: Up to 30 truck parking spaces with temporary turnaround hammerhead for truck turning, lighting, trash receptacle, informational sign, paved driveway, retention basin, and off-site roadway improvements; o Phase 2: Up to 50 truck parking spaces with permanent turnaround hammerhead and lighting; and o Phase 3: Up to 80 truck parking spaces with lighting and additional landscaping. The proposed phasing shall have no time requirement. The applicant may expand to the next phase at any time, subject to review and approval by the City Engineer. 19. The parking lot gravel shall be maintained in good condition with no potholes, etc., subject to the City’s Code Enforcement procedures. 20. Applicant shall be solely responsible for receiving encroachment permits from the City of Live Oak and Caltrans prior to any work within the City of Live Oak’s and Caltrans’ right-of-way. 21. Applicant shall be solely responsible for any additional State or federal permits as may be required including, but not limited to, Army Corps of Engineers or California Department of Fish and Wildlife. 22. A detailed grading and drainage plan shall be provided which accounts for the increase in impervious area and runoff in accordance with the Live Oak Public Works Improvement Standards. The City Engineer, prior to any construction activities, shall approve the design of any storm drainage facilities. 23. Bishop Avenue shall be widened from Live Oak Boulevard (SR 99) to the proposed driveway to include, at a minimum, 32 feet of paved width plus 3-foot gravel shoulders, s