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d) JOINT MANAGEMENT AGREEMENT: Prior to issuance of building permits for Phase One,the Joint Management Agreement shall be recorded and submitted to the Community Development Department. e) PARKING: Off-street parking shall be provided and comply with the following: 1) All winery driveways and maneuvering areas shall be surfaced and permanently maintained with base material of appropriate depth and asphalt concrete to provide a durable, dust free surface. Bumper guards shall be provided when necessary to protect adjacent structures or properties (Development Title Section 9-1015.5[e]). 2) The existing 265 parking spaces are sufficient for the proposed use. (Development Title Section 9-1015.9) I) ACCESS AND CIRCULATION: The following requirements apply and shall be shown on the Site Plan: 1) Access driveways shall have a width of no less than twenty-five (25)feet for two-way aisles and sixteen (16) feet for one-way aisles, except that in no case shall driveways designated as fire department access be less than twenty(20)feet wide. (Development Title Section 9- 1015.5[h][1]) g) LIGHTING: Lighting shall be provided and comply with the following: 1) If the parking area is to be used at night, parking lot and security lighting shall be installed. (Development Title Section 9-1015.5[g]) 2) Any lighting shall be designed to confine direct rays to the premises. No spillover beyond the property lines shall be permitted except onto public thoroughfares, provided, however, that such light shall not cause a hazard to motorists. (Development Title Section 9-1015.5[g][4]) h) LANDSCAPING: Landscaping shall be provided and comply with the following: 1) All project areas not used for buildings, parking, driveways, walkways, approved outdoor storage areas, or other permanent facilities shall be landscaped. (Development Title Section 9-1020.) The existing landscaping meets this requirement. i) SCREENING: Screening shall be provided and comply with the following: 1) All project storage materials and related activities, including storage areas for trash, shall be screened so as not to be visible from adjacent properties and public right-of-ways. 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][2]) j) BUILDING CODE REQUIREMENTS: The following Califomia Building Code and San Joaquin County Ordinance requirements will be applicable and shall be incorporated in the construction plans before submittal to the Building Inspection Division: 1) The proposed use will change the occupancy from a S-1 occupancy to an B occupancy(U.B.C. Section 3405). The structure must be brought into compliance with all cunent code provisions including structural, plumbing, mechanical, electrical, energy and disabled access requirements. Conditions of Approval - 2- PA-1100224