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f. SIGNAGE: A maximum of two advertising signs shall be permitted for the approved use, only one of which may be a freestanding sign. Sign details shall be consistent with Chapter 9-1710 of the Development Title, and all proposed signs shall be shown on the Site Plan. 9. TRASH ENCLOSURE: Any outdoor trash bins shall be kept in an enclosure with solid masonry walls on three sides and gated on the fourth side. Details shall be included on the Site Plan. h. LIGHTING: Any security or parking lot lighting shall be installed according to the requirements of Section 9-1015.5(g) of the Development Title. All lighting shall be designed to cofine 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. Lighting details shall be included on the Site Plan. i. RIPARIAN HABITAT: A natural open space for riparian habitat and waterway protection shall be maintained to provide nesting and foraging habitat and the protection of waterway quality. The minimum width of said open space shall be 100 feet, measured from the mean high water level of the natural bank or 50 feet back from the existing riparian habitat, whichever is greater. (Development Title Section 9-1510.5) J. Prior to any construction within the riparian woodland area, a qualified biologist shall install protective fencing around elderberry shrubs A through I, shown on Figure 3 in the Biological Resources Inventory prepared by Simpson Moore, Inc. These fences shall remain in place throughout the construction phase. 2. DEPARTMENT OF PUBLIC WORKS: (Staff Contact: Tom Iwamiya, 468-3000) a. An encroachment permit shall be required for work within the road right-of-way. (Development Title Section 9-1145.4) b. All improvements shall be in conformance with the Improvement Standards and Specifications of the County of San Joaquin. These Improvement Plans and Specifications are subject to plan check and field inspection fees and must be approved by the County of San Joaquin Department of Public Works prior to issuance of the building permit, and they shall be included in the encroachment permit application. (Development Title Section 9-910.2) C. The frontage improvements for North 99 Frontage Road shall be constructed as required by the Traffic Access Analysis dated April 1997. The main entrance approach shall be constructed perpendicular to North 99 Frontage Road, and a secondary emergency access shall be provided. d. 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 $985.00 per 1,000 gross square feet of building designated as Service Commercial in the Lodi 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. Contact the Public Facilities Division of the Department of Public Works (209-468-3055) for any alternate method of payment allowed for expansions/phasing. (Resolutions R-90-304, R- 91-1025, R-93-167, R-94-174, and R-95-650) San Joaquin County UP-97-3/Mason Community Development Page 11