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Timing: Improvement plans approved by CDD and MHCSD prior to Final Map approval. 19. Fire Access Road Standards: All streets shall comply with the San Joaquin County Fire Chiefs Association, Fire Access Road Standards as adopted by the Board of Supervisors by Ordinance 4178, on November 8, 2002. Timing: Improvement plans approved by CDD and MHCSD prior to Final Map approval. 20. Public Area Landscaping and Architecture: The applicant shall submit a landscape theme in the landscape improvement plans for each Tentative Map neighborhood. Landscaping themes shall be distinct for each neighborhood. Landscaping and architectural design of public areas shall implement the common design theme for the neighborhood and shall be consistent with the MHCSD Design Manual, Roadway Landscape Plans, and/or other applicable neighborhood design criteria. [SPII Implementation Measure 4.6(12)] Timing: Improvement Plans, Building Permits. 21. Design Guidelines: All proposed single family development and all proposed commercial development shall comply with the applicable provisions of the Trimark Communities, LLC Single Family Residential Design Manual and the Commercial, Office &Industrial Design Manual, as amended, respectively. For lands controlled by Shea Mountain House LLC, compliance shall be evidenced by written approval by Shea Mountain House LLC, or its Design Review Committee, in its sole discretion. For lands controlled by Trimark Communities, LLC, compliance shall be evidenced by written approval by Trimark Communities, LLC or its Design Review Committee, in its sole discretion. For non-Trimark properties, compliance shall be determined by San Joaquin County. [Specific Plan If Implementation Measure 4.3.3 (1)) Timing: Condition shall be met prior to issuance of building permits. 22. Walls and Fences: All implementing projects shall comply with the applicable provisions of the Trimark Communities, LLC Design Manuals, as amended. AGRICULTURAL RESOURCES 23. Agricultural Operation Phasing: An Agricultural Buffer and Conversion Phasing Plan shall be submitted to the Community Development Department and approved by the Director. The plan shall incorporate the following: • Phasing of areas from agricultural to urban use—locations and time frames; • Irrigation water supply and service plan approved by BBID; • BBID encroachment permits; • Temporary buffering that includes a 100-foot setback between the edge of development and ongoing agricultural operations as the project builds out; • Permanent setbacks, • Landscape buffers, and • Fencing, signage or other suitable measures to minimize noise, spray drift and limit the potential for trespass on agricultural lands and BBID facilities. In addition, the plan shall address the following: • Chemical applications • Dust management Timing: Condition shall be met prior to approval of the first Final Map. [MP policies 3.2.4 g), h) and i] Conditions of Approval -5-