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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]) j. LANDSCAPING: Landscaping shall be provided and comply with the following: 1) All project areas not used for buildings, parking, driveways, walkways, or other permanent facilities shall be landscaped. (Development Title Section 9-1020,7) The existing landscaping meets this requirement. k. 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]) I. SIGNS: Except for the approved modifications of the sign face areas, sign details shall be consistent with Chapter 9-1710 of the Development Title and be included on the Site Plan. All portions of any sign shall be set back a minimum of five (5) feet from any future right-of-way line, including any comer cut-off(snipe). (Development Title Section 9-1710.2[g]) m. NOISE: Stationary noise sources shall be consistent with Chapter 9-1025.9 of the Development Title. The maximum sound level is 50 dB Hourly Equivalent Sound Level daytime, 45 dB Hourly Equivalent Sound Level nighttime, 70 dB maximum sound daytime, 65 dB maximum sound nighttime. This applies to outdoor activity area of receiving use, or applies at lot line if no activity area is known. (Development Title Table 9-1025.9 Part ll) n. BUILDING CODE REQUIREMENTS: The following California Building Code (CBC) and San Joaquin County Ordinance requirements will be applicable to the proposed project. The following conditions shall be addressed prior to submittal of a building permit application to the Building Inspection Division: 1) A building permit application including plans will be required for construction of the proposed structures. The plans must be prepared by a registered engineer or licensed architect and shall be submitted for review and approval. 2. DEPARTMENT OF PUBLIC WORKS (Staff Contact: Alex Chetley, 209-468-3023) a. An encroachment permit shall be required for all work within road right-of-way. (Note: Driveway encroachment permits are for flatwork only — all vertical features, including but not limited to fences, walls, private light standards, rocks, landscaping and cobbles are not allowed in the right- of-way.) (Development Title Sections 9-1145.4 and 9-1145.5) b. The driveway approaches shall be improved in accordance with the requirements of San Joaquin County Improvement Standards Drawing No. R-17 including adequate width and return radii to accommodate truck-turning movements prior to issuance of the occupancy permit for Phase 1 of the project. (Development Title Section 9-1145.5) c. The access gate for the southerly driveway shall be set back a minimum of seventy-five (75) feet from the edge of pavement of Thornton Road and shall remain open during all hours of operation. d. The access gate for the northerly driveway shall be set back a minimum of forty (40) feet from the edge of pavement of Thornton Road and shall remain open during all hours of operation.