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r g. Trash bins shall be kept in an enclosure with solid walls on three sides and gated on the fourth side. Details shall be shown on the Improvement Plan. {Development Title Section 9-1022.4[e][31) h. Outdoor storage is only permitted behind the main building. All storage materials and related activities shall be within screens six to eight feet in height at the north and south ends of the building. If a chain-link fence with slats is used for screening, it must be in combination with shrubs and vines. Items stored within 100 feet of Brandt Road shall not be stacked higher than two feet above the adjacent screen. (Development Title Section 9-1022.4[e][2][A]) L Submit an Improvement Plan, prepared by a registered civil engineer, showing drainage, driveway access details, on-site parking, landscaping, signs, driveway gates, existing and proposed utility services, and grading. Storm drainage runoff shall be retained on the site. The drainage pattern and corresponding storm drain improvements shall be shown on the Improvement Plan. Pond capacity calculations shall be submitted for approval. A plan check fee will be required. (Development Title Section 9-884) f j. Because this development is currently operating without the required permits, the Improvement Plan shall be submitted within 60 days from the date of this approval letter. Enforcement action will be deferred if the Improvement Plan is submitted within 60 days and the Conditions of Approval are met within six months from the date of this approval letter. k. The following Uniform Building Code and San Joaquin County Ordinance requirements will be applicable and shall be incorporated in the construction pians before submittal to the Building Inspection Division, (1) The proposed building shall be provided with an automatic fire sprinkler system or divided into areas less than 6,000 square feet by area separation walls. (2) The proposed use will change the occupancy from a B-2 occupancy to an H-4 occupancy if engine repairs are performed (UBC, Section 502). The structure must be brought into compliance with all current code provisions, including structural, plumbing, mechanical, electrical, energy, and disabled access requirements. (3) Provide restrooms conforming with all disabled access requirements, (CCR, Title 24) (4) The floor area of the repair shop (H-4 occupancy) shall be served by one or more floor drains that shall drain to an approved grease and oil separator. The separator shall have prior approval by Public Health Services (Environmental Health Division) before submission to this Division for permits, and it shall meet all the criteria for hazardous waste generation. (5) The existing structure exceeds the allowable floor area permitted by the Uniform Building Code for an H-4 occupancy. The building shall be provided with an automatic fire sprinkler system. z Conditions of Approval - 2 - SA-94-37