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h. A six-foot-high solid fence with a solid evergreen screen in a three-foot-wide planter shall be installed on the northern property line adjacent to the parking lot. Installation shall be prior to issuance of the Certificate of Occupancy. The location shall be shown on the Improvement Plan and shall respect the ingress-egress easement granted to the adjacent property owner. i. An Improvement Plan, prepared by a registered Civil Engineer, showing drainage, driveway access details, on-site parking, existing and proposed utility services, and grading shall be submitted to the Development Services Division for approval. Storm drainage and additional run-off shall be retained on the site, and provisions shall be shown on the Improvement Plan. Pond capacity calculations shall be submitted for approval. All improvements shall be shown on the Improvement Plan. The construction of on-site improvements shall conform to the approved Site Plan and the Improvement Plan (Section 9-10002 of the Planning Title). 2. DEPARTMENT OF PUBLIC WORKS: a. An encroachment permit shall be required for work within the road right-of-way (Streets and Highway Title Section 10-3103). b. The frontage improvements for "D' Street, Sixth Street, and Seventh Street shall conform to the adopted Specific Road Plan for the Community of Banta and be constructed in conformance with standards for one-half of a 50-foot-wide right-of-way farm or estate subdivision street. The construction of the frontage improvements will be deferred upon execution by the owner of a Deferred Frontage and Roadway Improvement Agreement with a deposit equivalent to the estimated construction costs prior to approval of the Improvement Plan. A$250.00 fee currently is required for processing, per Planning Title Section 9-10502, in addition to a copy of the Grant Deed and an estimate and an estimate for the required frontage improvements. The estimate and legal description shall be prepared by a Registered Civil Engineer with a typical section drawing on a form to be supplied by the Department of Public Works and submitted to Public Works for approval. As an option, Public Works will prepare the drawing and estimate for an additional fee of $100.00 (Planning Title Section 9-2123). 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$1,499.00 per 1,000 gross square feet of building designated as"Service Commercial" in the Tracy area. If there is no building permit required, the fee will be exempt. The fee shall be automatically adjusted July 1 of each year by the Engineering Construction Cost Index as published by the Engineering News Record (Resolution R-90-304). d. The driveway shall not exceed 30 feet in width and shall consist of two inches of asphalt concrete over six inches of aggregate base within the public right-of-way (San Joaquin County Standard R-17). e. When the facility is expanded, the public roads shall be extended to the developed portion in addition to a 12-foot-wide lane on the opposite side of the street which shall conform to Partial Width Street Section Drawing R-4 of the San Joaquin County Improvement Standards (Planning Title Section 9-9123). Conditions of Approval - 3 - (UP-91-21)