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A (2) A minimum total of 59 parking spaces shall be provided, including 3 accessible spaces (Development Title Section 9-1015.3). Phase I shall include a total of 12 spaces, with the remaining 47 spaces to be installed as part of Phase V. (3) One bicycle parking rack or storage device is required for every 20 parking spaces. (Development Title Section 9-1015.7) f. 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 Section9-1015.5[g][41) g. LANDSCAPING: Landscaping shall be provided and comply with the following: (1) A minimum ten-foot-wide landscaped strip, respecting the ultimate right-of-way width of 84 feet, shall be installed across the frontage of the project site when Phase V, the warehouse/office building, is developed. (2) All areas not used for buildings, parking, driveways, walkways, approved outdoor storage areas, or other permanent facilities shall be landscaped. (3) Areas of the property which are not part of the project shall be barricaded from traffic and kept mowed and dust free. (Development Title Section 9-1020) 2. DEPARTMENT OF PUBLIC WORKS: (Staff Contact: Tom Iwamiya, 468-3023) a. An encroachment permit shall be required for work within the road right-of-way. (Development Title Section 9-1145.4) b. The driveway approach shall be improved in accordance with the requirements of San Joaquin County Standard R-17 prior to issuance of the occupancy permit. (Development Title Section 9-1145.5) C. The Traffic Impact Mitigation Fee will be required for this development. The fee is due and payable at the time of building permit application. The fee currently is $551.00 per 1,000 gross square feet of building designated as Manufacturing or$143.38 per daily trip-end generated in the Ripon area. The fee shall be automatically adjusted July 1 of each year by the Engineering Construction Cost Index as published by the Engineering News Record. (Resolutions R-90-304, R-91-1025, R-93-167, R-94-179, R-95-650, R-96- 592) d. A copy of the Improvement Plan shall be submitted prior to release of the building permit. e. Verification shall be obtained from the Solid Waste Division (209-468-3066) that this development has addressed the items on the attached Waste Plan Format for Conditions of Approval - 2 - UP-98-1