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07-14-2015 - Agenda PacketPlanning Commission Regular Meeting City of Dublin July 14, 2015 City Council Chambers 7:00 P.M. 100 Civic Plaza 1. CALL TO ORDER & ROLL CALL 2. PLEDGE OF ALLEGIANCE TO THE FLAG 3. ADDITIONS OR REVISIONS TO THE AGENDA 4. MINUTES OF PREVIOUS MEETINGS – June 23, 2015 5. ORAL COMMUNICATION - At this time, members of the public may address the Planning Commission on any non-agendized item(s) of interest to the public. In accordance with State Law, no action or discussion may take place on any item not appearing on the Planning Commission agenda. The Planning Commission may respond briefly to statements made or questions posed, or may request Staff to report back at a future meeting concerning the matter. Any member of the public may contact the Assistant Community Development Director regarding proper procedure to place an item on a future Planning Commission agenda. 6. CONSENT CALENDAR 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PLPA-2015-00009 Dublin Mazda Site Development Review Permit for façade modifications and related site improvements. 9. NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS: Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). 11. ADJOURNMENT This AGENDA is posted in accordance with Government Code Section 54954.2(a) and Government Code Section 54957.5 If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and the federal rules and regulations adopted in implementation thereof. To make a request for disability -related modification or accommodation, please contact the City Clerk’s Office (925) 833-6650 at least 72 hours in advance of the meeting. A complete packet of information containing Staff Reports (Agenda Statements) and exhibits related to each item is available for public review at least 72 hours prior to a Planning Commission Meeting or, in the event that it is delivered to the Commission members less than 72 hours prior to a Planning Commission Meeting, as soon as it is so delivered. The packet is available in the Community Development Depart ment. (OVER FOR PROCEDURE SUMMARY) G~�� OF DU8�2 ii' ��� STAFF REPORT t9 ��* az �� �� PLANNING COMMISSION FO DATE: July 14, 2015 TO: Planning Commission SUBJECT: PUBLIC HEARING — PLPA-2015-00009 Dublin Mazda Site Development Review Permit Report prepared by Martha Aja, Environmental Coordinator EXECUTIVE SUMMARY: The Applicant has requested approval of a Site Development Review Permit to allow façade modifications and related site improvements to the existing Dublin Mazda dealership building located at 6363 Scarlett Court. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution approving a Site Development Review Permit for façade modifications and related site improvements to the Dublin Mazda dealership building located at 6363 Scarlett Court. � C I, Sul4fnitted By Reviewed B Y By Environmental Coordinator Assistant Community Development Director COPIES TO: File Property Owner ITEM NO.: 8.1 Page 1 of 6 G:IPA120151PLPA-2015-00009 Mazda Facade Remodel SDRIPC Mt.7.14.151PC Staff Report 7.14.15.docx DESCRIPTION: ,0000: Vicinit Map Project Location ''%' '' - j/ The project site is located at 6363 .1 f Scarlett Court and consists of the Project Site -. _. , existing Dublin Mazda dealership J - building, which includes a showroom, �. � t.7 - Al ^- service reception, offices, parts Ifs« k j ,tr_� storage and service area. This site has - - a General Plan land use designation of Business Park/Industrial and ir7 Outdoor Storage. The project site is 't i zoned M-1, Light Industrial. Car �� dealerships are a conditionally ' ' permitted use in the M-1 zoning district. There is an existing Vehicle Display r i ; % S r Parcel Conditional Use Permit for the `�; - dealership. Surrounding Uses The location of the project site is shown on the vicinity map to the left. • Scarlett Court and Interstate 580 are located south of the project site. The Dublin Honda dealership is located north of the project site. An equipment rental business is located to the west (across Dougherty Road) and light industrial and automobile related services are located to the east. Adjacent to the Dublin Mazda dealership is an additional parcel that is owned by Dublin Mazda and used for vehicle display. This parcel was previously owned by Caltrans. As part of the project, the Applicant is proposing landscaping on a portion of this parcel. Project History In 2010 the Planning Commission approved a Site Development Review for the construction of a 26,775 square foot automobile dealership (Nissan Dealership). The dealership included an indoor showroom, outdoor displays, parts storage, lobby, sales offices and a service facility with 17 automobile bays. The project also included minor modifications to the Honda Dealership, located at 6382 Scarlett Court to incorporate the vacated right-of-way of Scarlett Court into the site and for use of this area as inventory parking. The Planning Commission also approved a Conditional Use Permit for off-site parking located at 6382 Scarlett Court, (Honda Dealership) and a Conditional Use Permit to operate an Automobile/Vehicle Sales and Service facility. Caltrans previously owned the small parcel at the southwest corner of the dealership parcel and constructed an unsightly accessory structure at the gateway to the City. At the City's request, the dealership purchased the site at their expense in 2013 and relocated those facilities. The parcel is now used by Dublin Mazda as a vehicle display area. Project Description The Applicant is currently requesting approval of a Site Development Review Permit to allow façade modifications and related site improvements, including minor improvements to the former Caltrans lot, to the existing auto dealership building located at 6363 Scarlett Court. These improvements will complete the transition of the site from the former Nissan dealership to the 2 of 6 current Mazda dealership. A Resolution approving the Site Development Review Permit is included as Attachment 1. ANALYSIS: Site Layout The project site was improved with the original construction of the dealership buildings (Exhibit A to Attachment 1, Sheet A2-1). Access to the site is provided from Scarlett Court. No site layout modifications are proposed other than to incorporate the existing vehicle display lot that was purchased from Caltrans and add landscaping to this parcel. Architecture The existing dealership building is a modern design, with metal accents, simple lines and gray colors. The overall design includes varying roof heights and wall projections, which is consistent with the Scarlett Court Design Guidelines. The existing building ranges from 22 to 27 feet in height and features several materials which include silver walls with a stucco covering, red metal entry element, silver aluminum composite panels and metallic gray ribbed steel panels. The main entrance to the building (west elevation) is oriented towards Dougherty Road and includes extensive storefront glass. Although visible on this elevation, the service roll-up doors are set back from the main wall of the elevation. The Scarlett Court elevation (southern elevation) is set back more than 65 feet from the property line. Views of this elevation are partially obscured by the landscaping at the terminus of Scarlett Court. This elevation also features varying roof heights and wall projections to break up the massing of the building. The north and east elevations face the adjacent properties and function as the rear of the building. These elevations are not visible from the public right-of-way. Below are pictures of the existing west and south elevations, which face Dougherty Road and Scarlett Court. West Elevation: South Elevation: The Applicant is proposing to modify the exterior of the existing dealership building to be consistent with the Mazda dealership branding image. The Mazda image includes a color palette of white, black, gray and green. The Applicant proposes to remove the existing dealership entrance element, the metal louvers over the storefront and the existing aluminum composite panels on the west elevation. On the west elevation the Applicant proposes to add new aluminum composite panels (white, black & green) and stucco, and paint the existing back metal panels gray. The Applicant also proposes to add a new aluminum composite wall and 3 of 6 extend the wing wall to emphasize the main entrance, which includes a two story glass element (Sheet A1.0). On the south elevation the Applicant proposes to remove the existing aluminum composite panels at the showroom fascia area, to provide new glass storefront openings, provide new stucco and aluminum composite panels at the service reception wall (white, black & green) and to paint the existing metal wall gray. The Applicant proposes to paint the east and north elevations white. On the north elevation the Applicant also proposes to remove the existing aluminum composite panels, and replace with new black aluminum composite panels and white stucco. Please refer to sheet A7.0 of Exhibit A to Attachment 1 for the existing elevations and sheet A7.1 of Exhibit A to Attachment 1 for the proposed exterior elevations. The color elevations are included as Attachment 2. Landscape The landscaping on the site was installed with the construction of the original dealership building. The original landscaping included a landscape buffer adjacent to Dougherty Road, which was planted with a mixture of shrubs and groundcover to screen the vehicles. Additional landscaping was also planted throughout the site. The Applicant is proposing to add landscaping around the perimeter of the vehicle display lot. This landscaping is intended to provide a consistent landscape buffer along the Dougherty Road frontage. The proposed landscape area is located on a parcel that is owned by Caltrans and will therefore require their approval. Condition of Approval No. 21 requires that the Applicant work with the Community Development Department on the landscaping within the vehicle display parcel. Condition of Approval No. 22 requires the Applicant to approach Caltrans about installing landscaping along the perimeter of the vehicle display parcel and to work with Staff to modify the landscape plan as necessary. Signage All signs shown on the plans are conceptual in nature. Condition of Approval No. 20 requires the Applicant to apply for and receive approval of a Master Sign Program prior to installing any on- site signage. CONSISTENCY WITH THE GENERAL PLAN SCARLETT COURT DESIGN GUIDELINES AND ZONING ORDINANCE: The project site has a General Plan land use designation of Business Park/Industrial and Outdoor Storage. An auto dealership is consistent with that land use. The overall design includes varying roof heights and wall projections, which is consistent with the Scarlett Court Design Guidelines. The proposed project includes a façade remodel and the Applicant is proposing to modify the building elevation to be consistent with the Mazda image. The project site is zoned M-1, Light Industrial. Car dealerships are a conditionally permitted use in the M-1 Zoning District. The proposed project is consistent with the existing Conditional Use Permit for the project site. 4 of 6 NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the proposed Project. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no objections from surrounding property owners regarding the Project. A copy of this Staff Report was provided to the Applicant. ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with the State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and when applicable, environmental documents prepared. Staff is recommending that the Planning Commission find this project exempt from CEQA pursuant to Section 15301 (Existing Facilities). ATTACHMENTS: 1) Resolution approving a Site Development Review Permit for façade modifications and related site improvements to the Dublin Mazda dealership building located at 6363 Scarlett Court (APN: 941-0550-076-04 & 941-0550-078-00) with the project plans attached as Exhibit A. 2) Colored Elevations. 5 of 6 GENERAL INFORMATION: PROPERTY OWNER: Ken Harvey Dublin Honda/KBH LLC 6400 Dublin Blvd. Dublin, CA 94568 APPLICANT: Mark Bankert Marcatects Architects, Engineering & Planning 240 North Market Place Escondido, CA 92029 LOCATION: 6363 Scarlett Court (APN: 941-0550-076-04 & 941-0550- 078-00) GENERAL PLAN LAND USE DESIGNATION: Business Park/Industrial and Outdoor Storage ZONING: M-1 (Light Industrial) SURROUNDING USES: Location Zoning General Plan Land Use Current Use of Property Site M-1 (Light Industrial) Business Park/Industrial and Automobile Outdoor Storage Dealership North M-1 (Light Industrial) Business Park/Industrial and Honda Dealership and C-2 (General Outdoor Storage Commercial) South None None Scarlett Court & I- 580 Freeway East M-1 (Light Industrial) Business Park/Industrial and Light Industrial and Outdoor Storage Automobile related services West , M-1 (Light Industrial) Retail/Office and Automotive Equipment Rental 6 of 6 RESOLUTION NO. 15 - xx 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: ATTACHMENT 1 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: 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: 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: 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: 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: 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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