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HomeMy WebLinkAboutPC Reso 15-06 Dublin Mazzda SDR RESOLUTION NO. 15 - 06 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR FACADE MODIFICATIONS AND RELATED SITE IMPROVEMENTS TO THE DUBLIN MAZDA DEALERSHIP BUILDING LOCATED AT 6363 SCARLETT COURT PLPA-2015-00009 (APNs: 941-0550-076-04 & 941-0550-078-00) WHEREAS, the Applicant, Ken Harvey, has requested approval of a Site Development Review Permit for façade modifications and related site and landscape improvements to the existing Mazda dealership building located at 6363 Scarlett Court and the adjacent vehicle display parcel; and WHEREAS, the Applicant has submitted project plans for the requested entitlement prepared by Marcatects Architecture, Engineering & Planning received by the Planning Division on June 8, 2015 and enclosed as Exhibit A; and WHEREAS, there is an existing Conditional Use Permit for the dealership; and WHEREAS, the operation of the Mazda dealership is consistent with the existing Conditional Use Permit and the Applicant is not proposing an expansion of the use; WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines and City environmental regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, the Site Development Review Permit for façade modifications and the related site improvements is exempt from CEQA pursuant to Section 15301 (Existing Facilities); and WHEREAS, a Staff Report was submitted to the Planning Commission on July 14, 2015 recommending approval of said application; and WHEREAS, the Planning Commission did hold a public hearing on said application; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding the Site Development Review: A. The proposed modifications to the existing Dublin Mazda is consistent with the purposes of Chapter 8.104, Site Development Review, of the Zoning Ordinance, with the General Plan and with any applicable Specific Plans and design guidelines because: 1) auto sales and service is a conditionally permitted use; 2) there is an existing Conditional Use Permit for the dealership; 3) the overall design of the dealership includes varying roof heights and wall projections, which is consistent with the Scarlett Court Design Guidelines; 4) the proposed project will enhance the appearance of the existing dealership; 5) the proposed project is well designed and is compatible with the surrounding area; and 6) adequate vehicular and pedestrian access to the site is provided with the existing site improvements. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the zoning for the site is M-1 (Light Industrial) and the existing dealership is a conditionally permitted use type; 2) operation of the use is subject to compliance with the existing Conditional Use Permit for the site and the Applicant is not proposing an expansion of the use; 3) the overall design of the project is compatible with the neighborhood in which it is located; 4) the dealership buildings will have adequate parking to support the facility as required by Chapter 8.76, Off-Street Parking Regulations consistent with the existing approvals for the site; and 5) the project is consistent with development standards of the M-1 zoning district. C. The design of the project is appropriate to the City, the vicinity, surrounding properties and the lot in which the project is proposed because: 1) the project site is located in an urbanized area that is currently developed with a variety of building types and uses; 2) adequate access is provided to the site from Scarlett Court; and 3) the site is currently developed with an automobile dealership, which is consistent with adjacent uses. D. The subject site is physically suitable for the type and intensity of the approved development because: 1) the site has been designed for automobile uses; 2) access to the site is provided from Scarlett Court, which is an existing roadway; and 3) the proposed façade modifications of the dealership building results in no expansion of the existing use. E. Impacts to existing slopes and topographic features are addressed because: the project site is relatively flat and has existing improvements. F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other development in the vicinity because: 1) the project has been well designed to complement the surrounding neighborhood; 2) the materials of the remodeled showroom building consists of quality materials, including stucco finishes, metal panels and storefront glass; and 3) the project will enhance the appearance of the existing building. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) 2 the project site has previously been improved and has existing landscaping; and 2) as part of the project, the Applicant will be adding landscaping to the adjacent vehicle display parcel. H. The site has been adequately designed to ensure proper circulation for bicyclists, pedestrians and automobiles because: 1) access to the site is currently provided from an exiting driveway on Scarlett Court; and 2) the project has been reviewed by the Public Works Department and the Fire Department and adequate access and circulation has been provided on-site. BE IT FURTHER RESOLVED that the Planning Commission does hereby approve said application, Site Development Review to allow façade modifications and related site improvements to the Dublin Mazda dealership building located at 6363 Scarlett Court (APNs: 941-0550-076-04 & 941-0550-078-00) as generally depicted in the Project Plans prepared by Marcatects Architecture, Engineering & Planning received by the Planning Division on June 8, 2015 Thomas Baak & Associates received by the Planning Division on March 25, 2015, labeled Exhibit A to this Resolution, stamped approved, and on file with the Community Development Department, subject to the following conditions: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [PL] Planning, [B] Building, [PO] Police, [PW] Public Works, [ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [LDD], Livermore Dublin Disposal, [CO] Alameda County Department of Environmental Health, [Zone 7], Alameda County Flood Control and Water Conservation District, Zone 7, [LAVTA], Livermore Amador Valley Transit Authority, [CHS], California Department of Health Services. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: GENERAL - SITE DEVELOPMENT REVIEW 1. Approval. This Site Development Review approval PL On-going Planning is for the Dublin Mazda dealership located at 6363 Scarlett Court, PLPA-2015-00009 and includes a facade remodel in addition to site modifications including landscaping. This Site Development Review permit generally shall conform to the project plans submitted by Marcatects Architecture, Engineering & Planning received June 8, 2015 and Thomas Baak & Associates received on March 25, 2015, on file in the Community Development Department, and other plans, text, and diagrams relating to this Site Development Review, unless modified by the Conditions of Approval contained herein. 3 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 2. Permit Expiration. Approval of this Site PL One Year DMC Development Review Permit shall be valid for one After 8.96.020.D year from the effective date. Construction shall Effective commence within one (1) year of Permit approval or Date the Permit shall lapse and become null and void. If there is a dispute as to whether the Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 3. Time Extension. The original approving decision- PL Prior to DMC maker may, upon the Applicant's written request for Expiration 8.96.020.E an extension of approval prior to expiration, upon Date the determination that all Conditions of Approval remain adequate and all applicable findings of approval will continue to be met, grant an extension of the approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing shall be held before the original hearing body. 4. Compliance. The Applicant/Property Owner shall PL On-going DMC operate this use in compliance with the Conditions 8.96.020.F of Approval of this Site Development Review, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. 5. Revocation of Permit. The Site Development PL On-going DMC Review approval shall be revocable for cause in 8.96.020.1 accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 6. Requirements and Standard Conditions. The Various Building Standard Applicant/ Developer shall comply with applicable Permit City of Dublin Fire Prevention Bureau, Dublin Public Issuance Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Applicant/Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all 4 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: applicable conditions required have been or will be met. 7. Required Permits. Applicant/Developer shall PW Building Standard obtain all permits required by other agencies Permit including, but not limited to Alameda County Flood Issuance Control and Water Conservation District Zone 7, California Department of Fish and Wildlife, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. 8. Fees. Applicant/Developer shall pay all applicable Various Building Various fees in effect at the time of building permit Permit issuance, including, but not limited to, Planning Issuance fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 9. Indemnification. The Applicant/Developer shall ADM On-going Administration/City defend, indemnify, and hold harmless the City of Attorney Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 10. Clarification of Conditions. In the event that there Various On-going Public Works needs to be clarification to the Conditions of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from 5 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: impacts to this project. 11. Clean-up. The Applicant/Developer shall be PL On-going Planning responsible for clean-up and disposal of project related trash to maintain a safe, clean and litter-free site. 12. Modifications. Modifications or changes to this PL On-going DMC Site Development Review approval may be 8.104.100 considered by the Community Development Director if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. 13. Security Requirements. The Applicant/Developer PL Issuance of Planning shall comply with all applicable City of Dublin Non- Building Residential Security requirements. Permits/ On-going PROJECT SPECIFIC 14. Noise/Nuisance. The Applicant/Developer shall PL On-going Planning control all business activity so as not to create a public or private nuisance to the existing and surrounding businesses and residents. No amplified sounds, loudspeakers or music shall be permitted outside the building. 15. Property Maintenance. The Applicant/Developer PL Through Planning and property owner shall be responsible for Completion maintaining the site in a clean and litter free & On-going condition during construction and through completion. Per the City of Dublin Non-Residential Property Maintenance Ordinance, DMC Section 5.64.050, the Applicant/Property Owner shall maintain the building, site and all signage in good condition and shall keep the site clear of trash, debris and graffiti vandalism on a regular and continuous basis. 16. Colors. The exterior paint colors of the buildings PL Final Planning are subject to City review and approval. The Applicant shall paint a portion of the building the proposed colors for review and approval by the Director of Community Development prior to painting the buildings, whose approval shall not be unreasonably withheld. PROJECT SPECIFIC—SIGNS 17. Temporary Promotional Banners and Balloons. PL On-going Chapter 8.884 of Temporary Promotional Banner Signs and Balloons DMC shall only be permitted after first securing an approved Temporary Promotional Sign Permit. Any temporary signage on site shall be subject to the sign requirements contained in the Dublin Municipal Code. 6 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 18. A-Frame Signs. The use of any A-Frame, portable, PL On-going Chapter 8.884 of sandwich-board, pennants, or human-held signs on DMC the premises is strictly prohibited. Said signs and any form of off-site advertising signs shall also be prohibited upon any public property, including City streets and sidewalks. 19. Outdoor Events. Any outside events shall be PL On-going Chapter 8.884 of subject to the Temporary Use Permit requirements DMC contained in the City of Dublin Municipal Code, specifically Section 8.108.020. 20. Signage. Prior to the installation of any on-site PL Installation Planning signage, the Applicant/Developer shall apply for of Project and receive approval of a Master Sign Program. Related Signage LANDSCAPING 21. Final Landscape and Irrigation Plans. Final PL Building DMC Landscape and Irrigation Plans prepared and Permit 8.72.030 stamped by a State licensed landscape architect or Issuance registered engineer shall be submitted for review and approval by the City Engineer and the Community Development Director. Plans shall be generally consistent with the landscape plans prepared by Thomas Baak & Associates, LLP, except as modified by the Conditions listed below and as required by the Community Development Director. The Applicant/Developer shall work with the Community Development Department on the landscaping within the vehicle display parcel. 22. Landscaping within Caltrans Right-Of-Way. The PL Occupancy Planning property owner shall approach Caltrans about installing landscaping along the perimeter of the vehicle display parcel. If Caltrans grants permission to install landscaping within their right-of-way, the landscaping plan shall be revised to reflect this. If the property owner does not receive approval to install landscaping within the Caltrans right-of-way, landscaping shall be installed within the portion of the parcel that is owned by the property owner. The landscaping within the vehicle display parcel shall be to the satisfaction of the Community Development Director. 23. Landscaping at Street/Drive Aisle Intersections. PL On-going Planning Landscaping shall not obstruct the sight distance of motorists, pedestrians or bicyclists. Except for trees, landscaping at drive aisle intersections shall not be taller than 30 inches above the curb. Landscaping shall be kept at a minimum height and fullness giving patrol officers and the general public _ surveillance capabilities of the area. 7 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 24. Plant Standards. All trees shall be 24" box PL Occupancy Planning minimum, with at least 30% at 36" box or greater; all shrubs shall be 5 gallon minimum. 25. Maintenance of Landscaping. All on-site PL On-going City of Dublin landscaping shall be maintained in accordance with Standards Plant the "City of Dublin Standards Plant Material, Material, Irrigation Irrigation System and Maintenance Agreement" by System the Developer after City-approved installation. This maintenance shall include weeding, the application of pre-emergent chemical applications, and the replacement of materials that die. Any proposed modifications to the landscaping on the site, including the removal or replacement of trees, shall require prior review and written approval from the Community Development Director. 26. Shrubs. All shrubs shall be continuously PL On-going Planning maintained including pruning and regular watering. If at any time the shrubs in the parking lot or throughout the project site are damaged, missing, dead or dying, these shrubs shall be immediately replaced with the same species to the satisfaction of the Community Development Director. BUILDING —GENERAL 27. Building Codes and Ordinances. All project B Through Building construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 28. Building Permits. To apply for building permits, B Issuance of Building Applicant/Developer shall submit five (5) sets of Building construction plans to the Building & Safety Division for Permits plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. 29. Construction Drawings. Construction plans shall B Issuance of Building be fully dimensioned (including building elevations) Building accurately drawn (depicting all existing and proposed Permits conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 8 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 30. Addressing. Addresses will be required on all doors B Occupancy Building leading to the exterior of the building. Addresses shall be illuminated and be able to be seen from the street, 4 inches in height minimum. 31. Temporary Fencing. Temporary Construction B Through Building fencing shall be installed along perimeter of all work Completion under construction. 32. CAL Green Building Standards Code. The project B Through Building shall incorporate the requirements of the 2013 CAL Completion Green Building Standards Code for the new exterior lighting and landscaping. FIRE —GENERAL CONDITIONS 33. Fire Codes. Project shall comply with the F On-going Fire applicable Building and Fire Codes in effect at the time of submittal of plan check and permit. 34. Deferred Submittals. Provide on the Title or Cover F Building Fire Sheet under the heading Deferred Submittals all of Permits the deferred items: a) Fire sprinkler modifications b) Fire monitoring system install and modifications 35. Existing Fire Sprinkler System — Modifications. F Building Fire Sprinkler system shall be modified as necessary to Permits provide protection for all tenant improvements. a) Sprinkler Plans (Deferred Submittal Item). Submit detailed mechanical drawings of all sprinkler modifications, including cut sheets, listing sheets and calculations to the Fire Department for approval and permit prior to installation. All sprinkler system components shall remain in compliance with the applicable N.F.PA. 13 Standard, the CA Fire Code and the CA Building Code. b) Five Year Certification. If the existing fire sprinkler system does not have a current 5- year Certification, such will need to be obtained and all deficiencies corrected prior to project final. If the fire sprinkler system has a current 5-year Certification, copies of the last 4 quarterly reports will need to be provided to the Fire Inspector prior to final for review. 36. Monitoring Requirements for Existing Fire F Building Fire Sprinkler Systems. Permits a) Central Station Monitored Account. Automatic fire extinguishing systems within buildings shall have all control valves and flow devices electrically supervised and maintained by an approved central alarm station. Zoning and annunciation of central 9 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: station alarm signals shall be submitted to the Fire Department for approval. The central station monitoring service shall be either certificated or placarded as defined in N.F.P.A. Standard No. 72. b) Monitoring System Plans (Deferred Submittal Item). If it is necessary to install a fire alarm monitoring system or modify an existing system in order to obtain a Certificated or Placarded account, plans and specifications shall be submitted to the fire department for review and approval of the installation modifications. 37. Fire Safety During Construction & Demolition. F Through Fire a) Clearance to combustible from temporary Completion heating devices shall be maintained. Devices shall be fixed in place and protected from damage, dislodgement or overturning in accordance with the manufacturer's instructions. b) Smoking shall be prohibited except in approved areas. Signs shall be posted "NO SMOKING" in a conspicuous location in each structure or location in which smoking is prohibited. c) Combustible debris, rubbish and waste material shall be removed from building at the end of each shift of work. 38. Interior Finish. Wall and ceiling interior finish F On-going Fire materials shall meet the requirements of Chapter 8 of the California Fire Code. Interior finishes will be field verified upon final inspection. If the product is not field marked and the marking visible for inspection, maintain the products cut-sheets and packaging that show proof of the products flammability and flame-spread ratings. Decorative materials shall be fire retardant. PUBLIC WORKS — 39. Standard Public Works Conditions of Approval. PW Approval of Public Works Applicant/Developer shall comply with all applicable Improvement City of Dublin Public Works Standard Conditions of Plans Approval. In the event of a conflict between the Public Works Standard Conditions of Approval and these Conditions, these Conditions shall prevail. 40. Grading/Demolition/Sitework Permit. The PW Issuance of Public Works Applicant/Developer shall apply for and obtain a Grading/ Grading/Sitework Permit from the Public Works Sitework Department for all site improvement or grading Permit work. 10 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: The Grading/Sitework Permit will be based on the final set of civil plans and will not be issued until all of plan check comments have been resolved. A copy of Grading/Sitework Permit application may be found on the City's website at: https://ca.dublin.civicplus.com/index.aspx?NID=340 The current cost of the permit is $104.00 and is due at the time of permit issuance. The Applicant will also be responsible for any adopted increases to the fee amount or additional fees for inspection of the work. 41. Site Plan. On-site improvements shall be designed PW Issuance of Public Works in accordance with the approved site plan entitled Grading/ "Dublin Mazda" prepared by Marcatects Sitework Architecture, Engineering & Planning dated Permit 6/8/2015 and these Conditions of Approval. 42. Vehicle Parking. The Applicant/Developer shall PW Occupancy Public Works repair all disturbed areas of pavement impacted by the project. Striping for parking spaces that is in poor condition, or damaged by construction shall be re-striped. 43. Graffiti. The Applicant/Developer and/or building PW On-going Public Works tenant(s) shall keep the site clear of graffiti vandalism on a regular and continuous basis. Graffiti resistant paint for the structures and film for windows or glass shall be used whenever possible. 44. Occupancy Permit Requirements. PW Occupancy Public Works Prior to issuance of an Occupancy Permit, the physical condition of the project site shall meet minimum health and safety standards including, but not limited to the following: a. Lighting for the building and parking lot shall be adequate for safety and security. Exterior lighting shall be provided for building entrances/exits and pedestrian walkways. Security lighting shall be provided as required by the Dublin Police Services. b. All construction equipment, materials, or on- going work shall be separated from the public by use of fencing, barricades, caution ribbon, or other means reasonably approved by the City Engineer/Public Works Director. All site features designed to serve the disabled (i.e. H/C parking stalls, accessible walkways, signage) for the building shall be installed and fully functional. 11 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 45. Stormwater Management. PW Building Public Works The Applicant/Developer shall install "No Dumping Permit Drains To Creek" storm drain markers on all existing catch basins on site per City Std Dwg CD- 704. The Applicant shall install full trash capture devices in all existing and proposed catch basins (device shall be pre-approved by Regional Water Quality Control Board).Filters shall be manufactured by Trion or Kristar or approved equal. 46. Storm Water Treatment Measures Maintenance PW Building Public Works Agreement. Property owner shall enter into an Permit Agreement with the City of Dublin that guarantees the property owner's perpetual maintenance obligation for all storm drain inlet filters installed as part of the project. Said Agreement is required pursuant to Provision C.3 of the Municipal Regional Stormwater NPDES Permit, Order No. R2-2009-0074. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. The Agreement shall be recorded against the property and shall run with the land. Additional information regarding the trash capture requirements and agreements is available on City of Dublin's website at: http://www.ci.dublin.ca.us/index.aspx?NID=1342 47. Erosion Control During Construction: The PW Grading/ Public Works Applicant/Developer shall include an Erosion and Sitework Sediment Control Plan with the Grading and Permit and Improvement plans for review and approval by the During City Engineer/Public Works Director. Said plan Construction shall be designed, implemented, and continually maintained pursuant to the City's NPDES permit between October 15t and April 15th or beyond these dates if dictated by rainy weather, or as otherwise directed by the City Engineer/Public Works Director. 48. Construction Hours. Construction and grading PW During Public Works operations shall be limited to weekdays (Monday Construction through Friday) and non-City holidays between the hours of 7:30 a.m. and 5:00 p.m. The Applicant/Developer may request permission to work on Saturdays and/or holidays between the hours of 8:30 am and 5:00 pm by submitting a request form to the City Engineer no later than 5:00 pm the prior Wednesday. Overtime inspection rates will apply for all Saturday and/or holiday work. 12 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 49. Temporary Fencing. Temporary Construction PW During Public Works fencing shall be installed along the perimeter of all Construction work under construction to separate the ad construction operation from the public. All Occupancy construction activities shall be confined to within the fenced area. Construction materials and/or equipment shall not be operated or stored outside of the fenced area or within the public right-of-way unless approved in advance by the City Engineer/Public Works Director. 50. Damage/Repairs. The Applicant/Developer shall PW Occupancy Public Works be responsible for the repair of any damaged pavement, curb & gutter, sidewalk, or other public street facility resulting from construction activities associated with the development of the project. 51. Lighting. A minimum of one foot-candle of light PW Occupancy Public Works shall be provided and maintained across the surface of the parking lot. Any illumination, including security lighting, shall be directed away from adjoining properties, businesses or vehicular traffic so as not to cause any glare. 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