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i -4- 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. e. All vehicular parking related to applicant's proposed development shall be on-site at all times. Parking in the County right-of-way for all winery related events shall be prohibited. It is the responsibility of applicant to monitor Thornton Road to ensure compliance with this requirement. f. If any marketing events are held for more than 150 people, the Department of Public Works reserves the right to require a traffic study to determine the impacts and mitigation of the proposed project. The applicant shall deposit funds with the County for all costs, as estimated by the Department of Public Works Transportation Engineering Division prior to the Department preparing or contracting for the required study. (Development Title Section 9-1150.4) g. The developer shall provide drainage facilities and meet the requirements of San Joaquin County Development Standards to prevent the increased runoff release rate of storm water from discharging onto other properties and to prevent offsite sediment transport. Retention basins j shall be fenced with six (6) foot high chain link fence or equal when the maximum design depth is 18 inches or more. Required retention basin capacity shall be calculated and submitted along j with a drainage plan for the entire project for review and approval, prior to release of building permit of Phase 1 of the project. (Development Title Section 9-1135) h. The Traffic Impact Mitigation Fee shall be required for this development. The fee is due and payable at the time of building permit application for each phase. 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-00-433) i. The Regional Transportation Impact Fee shall be required for this development. The fee is due and payable at the time of building permit application for each phase.The fee will be based on the current schedule at the time of payment. (Resolution R-06-38) j. A copy of the Final Site Plan shall be submitted prior to release of building permits for each phase of the project. k. The applicant shall comply with the State Water Resources Control Board (SWRCB) General Order No.97-03-DWQ, "General Permit for Discharges of Storm Water Associated with Industrial Activities Excluding Construction Activities". The Waste Discharge Identification Number(WDID) for the Industrial General Permit issued by SWRCB shall he submitted to Public Works. I. Applicant shall file all Permit Registration Documents (PRDs) with the State Water Resources Control Board (SWRCB) to state the intent to comply with the State "General Permit for Storm Water Discharges Associated with Construction Activity'. The Waste Discharge Identification Number(WDID) issued by SW RCB,shall be submitted to Public Works for file.