CITY OF MERCED Planning & Permitting Division STAFF REPORT: #13-07 AGENDA ITEM: 4.1

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1 CITY OF MERCED Planning & Permitting Division STAFF REPORT: #13-07 AGENDA ITEM: 4.1 FROM: Kim Espinosa, PLANNING COMMISSION Planning Manager MEETING DATE: Mar. 20, 2013 PREPARED BY: Julie Nelson, Associate Planner SUBJECT: Conditional Use Permit #1181, initiated by Loren Wright on behalf of Patricia Moss, Trustee, property owner. This application involves a request to allow a karaoke bar/nightclub to locate at 1111 Motel Drive, generally located approximately 170 feet west of the northwest corner of Motel Drive and Almond Avenue within a Thoroughfare Commercial (C- T) zone, and to allow an increase in maximum sign area from 250 square feet to 500 square feet for the site. *PUBLIC HEARING* ACTION: Approve/Disapprove/Modify 1) Environmental Review # ) Conditional Use Permit #1181 SUMMARY The applicant is requesting to open a karaoke bar/nightclub at 1111 Motel Drive (Attachment A). The bar/nightclub would offer music (a DJ), dancing, karaoke, and two pool tables (Attachment B). The applicant has applied for a beer and wine license from the California Department of Alcoholic Beverages (ABC), but will apply for a full liquor license when one becomes available within the City of Merced. The proposed hours of operation would be 10:00 a.m. to 2:00 a.m., but may vary depending on customer demand. Although the building has a kitchen and was once operated as a restaurant, the applicant does not intend to offer food for sale initially, but may offer food in the future. The applicant has operated a DJ/Karaoke service for several years (Kewl Cats) and feels there is a market for this type of business. He has agreed to the conditions of approval and provided a letter outlining his business plan (Attachment C). Staff is recommending approval subject to the conditions below. RECOMMENDATION Planning staff recommends that the Planning Commission approve Environmental Review #13-04 (Categorical Exemption) and Conditional Use Permit #1181(including the adoption of the Resolution at Attachment H) subject to the following conditions: *1) The proposed project shall be constructed/designed as shown on Exhibit 1 (floor plan) Attachment B, except as modified by the conditions.

2 Planning Commission Staff Report #13-07 Page 2 March 20, 2013 *2) All conditions contained in Resolution #1249-Amended ( Standard Conditional Use Permit Conditions except for Condition #16 which has been superceded by Code) shall apply. *3) The proposed project shall comply with all standard Municipal Code and Subdivision Map Act requirements as applied by the City Engineering Department. *4) All other applicable codes, ordinances, policies, etc., adopted by the City of Merced shall apply. *5) The developer/applicant shall indemnify, protect, defend (with counsel selected by the City), and hold harmless the City, and any agency or instrumentality thereof, and any officers, officials, employees, or agents thereof, from any and all claims, actions, suits, proceedings, or judgments against the City, or any agency or instrumentality thereof, and any officers, officials, employees, or agents thereof to attack, set aside, void, or annul, an approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board, or legislative body, including actions approved by the voters of the City, concerning the project and the approvals granted herein. Furthermore, developer/applicant shall indemnify, protect, defend, and hold harmless the City, or any agency or instrumentality thereof, against any and all claims, actions, suits, proceedings, or judgments against any governmental entity in which developer/applicant s project is subject to that other governmental entity s approval and a condition of such approval is that the City indemnify and defend (with counsel selected by the City) such governmental entity. City shall promptly notify the developer/applicant of any claim, action, or proceeding. City shall further cooperate fully in the defense of the action. Should the City fail to either promptly notify or cooperate fully, the developer/applicant shall not thereafter be responsible to indemnify, defend, protect, or hold harmless the City, any agency or instrumentality thereof, or any of its officers, officials, employees, or agents. *6) The developer/applicant shall construct and operate the project in strict compliance with the approvals granted herein, City standards, laws, and ordinances, and in compliance with all State and Federal laws, regulations, and standards. In the event of a conflict between City laws and standards and a State or Federal law, regulation, or standard, the stricter or higher standard shall control. *7) Prior to opening the bar/nightclub, the owner shall submit a floor plan with clearly marked dimensions to the Inspection Services Department for evaluation of the allowable occupant load. The owner shall comply with all applicable requirements of the Building and Fire Codes for the occupant loads determined from this evaluation. *8) Prior to opening the restaurant for food service or offering food cooked on-site, a grease interceptor shall be installed per City Standards. Prior to installing a grease interceptor, only pre-packaged foods shall be provided. *9) In accordance with state law, all alcohol sales shall end at 2:00 a.m. *10) No adult entertainment uses as defined in Merced Municipal Code (MMC) Section shall be allowed on the premises.

3 Planning Commission Staff Report #13-07 Page 3 March 20, ) The business owner shall contact the Merced County Health Department and comply with all requirements for this type of establishment prior to opening for business. 12) The City reserves the right to periodically review the operation for potential problems. If problems (on-site or within the immediate area) including, but not limited to, public drunkenness, the illegal sale or use of narcotics, drugs or alcohol, lewd and/or disorderly conduct, and disturbing the peace result from the proposed land use, etc., the conditional use permit may be subject to review and revocation by the City of Merced per the procedures in the Merced Municipal Code. 13) The business shall be closed between the hours of 2:00 a.m. and 6:00 a.m. 14) This approval is subject to the business owner being in good standing with all laws of the State of California, including the Alcohol Beverage Control (ABC), City of Merced, and other regulatory agencies. 15) All nightclub patrons must be at least 21-years old between the hours of 10:00 p.m. and 2:00 a.m. 16) Noise levels generated by the nightclub/entertainment venue shall be kept to a level not creating a public nuisance to the surrounding residential uses, business establishments, and/or immediate area. If noise-related complaints are received by the City of Merced, the conditional use permit may be subject to review and possible revocation by the Planning Commission per the procedures in the Merced Municipal Code. 17) To prevent noise from carrying throughout the area, and especially to the nearby residential uses, the doors shall be kept closed except as patrons enter and exit. The doors shall not be propped open during business hours. 18) The applicant shall provide 1 security guard for each entrance/exit, 1 security guard to patrol the outside area, and 1 security guard per each 50 people inside during the nightclub hours. All security guards shall be hired from a company that has been approved by the Merced City Council and properly licensed through the City of Merced. All security guards are subject to approval of the Merced Police Department. 19) If the bar/nightclub owner changes from the current owner(s), a new application shall be brought back to staff with possible referral to the Planning Commission for consideration. 20) If smoking is permitted outdoors, receptacles shall be available for ashes and cigarette butts and all applicable laws shall be enforced (i.e., distance from doorways, etc.). These receptacles shall not be located within the City right-of-way and shall be located as far away from the residential uses as possible. 21) The refuse container shall be located near the eastern property line close to the building behind the fenced area (refer to Attachment D of Staff Report #13-07). The business owner shall provide a security bar and lock for the refuse container to prevent scavenging through the trash. The security bar shall meet the requirements of the City Refuse Department. The business owner shall be responsible for ensuring the container is locked nightly, but opened for refuse pick up. 22) No Loitering signs shall be placed on the building and within the parking lot area.

4 Planning Commission Staff Report #13-07 Page 4 March 20, ) Sufficient lighting shall be provided throughout the site to provide a safe environment for patrons of all businesses. All lighting shall be directed downward to ensure the light does not spill over onto adjacent residential uses or onto the adjacent motel rooms. 24) The maximum amount of signing allowed on the site shall not exceed 500 square feet. Illuminated signs facing the adjacent residential uses shall be limited to an illumination level that does not spill over onto those uses. The applicant shall provide all dimensions of the existing and proposed signs, as well as the amount of illumination generated by each sign. The applicant shall obtain a building permit for any changes proposed to the signing. 25) Within one year of this approval, the owner shall repair the sidewalks (Attachment E) at the driveway entrances along Motel Drive. An encroachment permit shall be obtained and all work shall be done to meet City Standards. 26) All existing or proposed landscaping shall be kept healthy and maintained, and any damaged or missing landscaping shall be replaced immediately. 27) The premises shall remain clean and free of debris and graffiti at all times. 28) Within six months of this approval, the parking lot shall be re-striped to meet City Standards. The faded stripes that are no longer accurate should be removed to delineate the difference between the newly striped area and the area previously striped. 29) The fencing between this site and the adjacent property to the east shall be repaired and all missing pickets shall be replaced. (*) Denotes non-discretionary conditions. PROJECT DESCRIPTION The project consists of a karaoke bar/nightclub to locate within the existing building at 1111 Motel Drive (formerly Sir James). The business would offer music, dancing, karaoke, and pool (two pool tables) and would be open from 10:00 a.m. to 2:00 a.m. The applicant has applied for a beer and wine license through ABC, but plans to apply for a general on-sale license which would include the sale of liquor when such a license is available within the City of Merced. The project site provides 45 parking spaces. The number of seats provided in the bar/nightclub will be determined by the number of parking spaces. Based on the number of parking spaces, the business would be allowed 113 seats.

5 Planning Commission Staff Report #13-07 Page 5 March 20, 2013 Surrounding Land North Existing Use of Land Residential (across Pine Street) Surrounding Uses (Attachment A) City Zoning Designation R-1-6 South Freeway R-1-6 East Motel C-T West Motel C-T City General Plan Land Use Designation Low Density Residential (LD) Low Density Residential (LD) Thoroughfare Commercial (CT) Thoroughfare Commercial (CT) BACKGROUND A cocktail lounge was constructed on this site in At that time, cocktail lounges were a permitted use within the Thoroughfare Commercial (C-T) zone. In 1980, the City Council adopted Ordinance #1339 amending the Zoning Ordinance and making taverns, cocktail, lounges, and card rooms conditional uses in all commercial zones. This change in the Zoning Ordinance made the existing use a non-conforming use. Section (C) of the Merced Municipal Code states: If any such nonconforming uses of land ceases for any reason for a period of more than thirty days, any subsequent use of such land shall conform to the regulations specified by this title for the district in which the land is located. Because Sir James closed its doors in 2011, and has not re-opened for more than 30 days, any subsequent use must comply with the current Zoning Ordinance. Therefore, the applicant has applied for Conditional Use Permit approval to re-open a bar/nightclub at this location. FINDINGS/CONSIDERATIONS: General Plan Compliance and Policies Related to This Application A) The proposed project complies with the General Plan designation of Thoroughfare Commercial (CT) and the zoning designation of Thoroughfare Commercial (C-T). Traffic/Circulation B) The project is located on Motel Drive, south of Pine Street and east of Almond Avenue. Motel Drive is a collector and Pine Street and Almond Avenue are both local streets. According to the Institute of Transportation Engineers (ITE) Trip Generation Manual (8 th Edition), the peak hour trip generation (one hour between 4 and 6 p.m.) for a drinking place is trips per 1,000 square feet of floor area. Using this rate, 39 peak hour trips would be generated by this use. Peak hour trips are typically 10% of the total average daily trips. Therefore, the Average Daily Trips (ADT s) for this use are estimated to be 390 trips per day. The addition of this use would not reduce the level of

6 Planning Commission Staff Report #13-07 Page 6 March 20, 2013 service (LOS) of this road below an LOS D, which is the recommended minimum LOS for a roadway within the City. Parking C) Parking for a nightclub/bar is not defined in the Zoning Ordinance. However, the use most closely resembles that of an eating establishment. Therefore, staff has determined the parking requirements should be based on the requirements for an eating establishment one space for every two and one-half seats. Based on the number of spaces provided (45 spaces), the maximum number of seats allowed would be 113. Public Improvements D) The site has two driveways from Motel Drive. The sidewalk adjacent to the driveway aprons is heaving and in need of repair (Attachment D). Condition #25 requires the sidewalk be repaired within one-year of approval of this request. Building Design E) The applicant is not proposing any exterior changes to the building. However, the applicant is proposing to make some interior changes (Attachment B). The existing fire place will be removed to allow the installation of a handicap ramp, a stage area for the karaoke and a DJ booth will be constructed in the existing bar area, and the dining room will be converted to a pool room where two pool tables will be installed. Site Design F) There are no changes to the site design. The existing parking lot will be re-striped to distinguish the existing parking stalls, but the layout and circulation will not be changed. Landscaping G) No new landscaping is proposed. There are currently planter areas along Motel Drive which will remain. Condition #26 requires that all landscaping be kept healthy and maintained, and any damaged or missing landscaping shall be replaced immediately. Neighborhood Impact/Interface H) The site is adjacent to residential uses to the north (across Pine Street) and more residential uses are located nearby to the east across Almond Avenue (Attachment A). Public hearing notices were sent out to all property owners within a 300-foot radius (Attachment D). Staff received calls from two neighbors in the area. One caller was concerned that crime would increase in the area when this business opens. He stated that when Sir James was open, his car had been broken into and that a drunk driver had crashed into his yard when leaving the site. He also said that vehicles are speeding through the neighborhood when leaving the business. In order to try to address this concern, the business owner has contacted some of the motels in the area and obtained an agreement from at least one of the motels to offer discounted rates to customers who have been to the karaoke bar/nightclub and need to stay overnight so they don t have to drive.

7 Planning Commission Staff Report #13-07 Page 7 March 20, 2013 The business owner is working with The Bus system and UC Merced Cat Tracks to try to get his location added to their routes to be able to offer an alternative to driving to the site. In addition, he will provide phone numbers for the taxi-cabs in the City and offer to call a cab for any customer who may need one. The second caller was concerned about homeless people scavenging through the trash container which is visible from his home. He asked that the container be moved to the front of the site along Motel Drive. Planning staff contacted the City s Refuse Department and discussed this issue. Based on the layout of the site, the Refuse Department felt it would be better to place a locking mechanism on the refuse container to deter people from digging through the trash rather than trying to relocate the container. Staff has included Condition #22 requires the owner to provide a locking mechanism for the refuse container to deter scavengers from digging through the trash. Conditions have been included to help reduce noise related impacts. Conditions #16 and 17 address noise issues and require the doors not be propped open. Condition #21 requires the owner to be responsible for ensuring noise is kept to a minimum in any outdoor smoking areas provided. No loitering signs are required by Condition #22 and Condition #23 requires sufficient lighting for the site, but also requires the lighting to be designed in such a way as not to spill over onto the residential uses. Police Department Concerns I) The Police Department requires the business owner to provide security guards at a ratio of one guard for every 50 customers (Condition #18). The Police Department also had concerns with the lighting in the parking area. Condition #23 requires sufficient lighting be provided to ensure a safe environment. Police Calls Because the business has been closed since 2011, the Police Department provided statistics for two time periods in order to get a picture of the incidents that occurred when the business was open. The first table below shows the incidents within a 500-foot radius of the site between March 2010 through March The second table shows the incidents between March 2012 and March 2013 (after the business had been closed). Incidents March 2010 through March 2011 Incidents within 500-foot radius 112 Incidents at 1111 Motel Drive 46 % of all incidents within 500-foot radius at 1111 Motel Drive 41% Of the 46 incidents at 1111 Motel Drive, 4 were for assaults and 12 for disturbances. The other calls were for miscellaneous, non-violent offenses.

8 Planning Commission Staff Report #13-07 Page 8 March 20, 2013 Incidents March 2012 through March 2013 Incidents within 500-foot radius 130 Incidents at 1111 Motel Drive 10 % of all incidents within 500-foot radius at 1111 Motel Drive 8% The ten calls reported from March 2012 to March 2013 include commercial burglary, suspicious circumstance, and other miscellaneous non-violent incidents. As long as the business owner provides security as required and complies with the other recommended conditions of approval, the Police Department does not oppose this request. Signage J) The City s Zoning Ordinance allows property within a Thoroughfare Commercial (C-T) zone to have up to 500 square feet of signing unless it is adjacent to or across the street from a residential zone, then the allowable sign area is reduced to 250 square feet. However, the sign area may be increased to 500 square feet when adjacent to or across the street from a residential zone with Conditional Use Permit approval. Because this site is located across the street from an R-1-6 (Low Density Residential) zone, the applicant is requesting an increase in sign area to allow 500 square feet of signing. There are two existing pole signs on the property (Attachment E). The applicant would like to keep these signs, but change the face of each sign. Since these are illuminated signs, they would help provide some lighting in the parking area. The signs are located on the opposite side of the property from the residential uses, so the impact to the residences from the signs should be minimal. Condition #24 requires the applicant to obtain a building permit for all new signs and limits the illumination to a level that will not be a nuisance to the neighbors. Environmental Clearance K) The Planning staff has conducted an environmental review (#13-04) of the project in accordance with the requirements of the California Environmental Quality Act (CEQA), and a Categorical Exemption is being recommended (see Attachment F). Attachments: A) Location Map B) Floor Plan C) Business Plan D) Refuse Location E) Photos of sidewalk/driveways F) Photos of signs G) Categorical Exemption H) Draft Planning Commission Resolution Ref: N:shared/planning/staff reports/2013/sr #13-07 (1111 Motel Dr)

9 UNION PINE Residential Best Western Residential Subject Site (Formerly Sir James) Days Inn ALMOND 99 MOTEL 99 MERCED ATTACHMENT A

10 ATTACHMENT B

11 ATTACHMENT C

12

13 PINE Refuse Container Location MOTEL 99 ATTACHMENT D

14 Eastern edge of the eastern-most driveway on Motel Drive. Sidewalk section between the two driveways on Motel Drive. ATTACHMENT E

15 Western edge of the western-most driveway on Motel Drive.

16 ATTACHMENT F

17 ATTACHMENT G

18 CITY OF MERCED Planning Commission Resolution # WHEREAS, the Merced City Planning Commission at its regular meeting of March 20, 2013, held a public hearing and considered Conditional Use Permit #1181, initiated by Loren Wright on behalf of Patricia Moss, Trustee, property owner. This application involves a request to allow a karaoke bar/nightclub to locate at 1111 Motel Drive, generally located approximately 170 feet west of the northwest corner of Motel Drive and Almond Avenue within a Thoroughfare Commercial (C-T) zone, and to allow an increase in maximum sign area from 250 square feet to 500 square feet for the site; also known as Assessor s Parcel No ; and, WHEREAS, the Merced City Planning Commission concurs with Findings A through K of Staff Report #13-07; and, NOW THEREFORE, after reviewing the City s Draft Environmental Determination, and discussing all the issues, the Merced City Planning Commission does resolve to hereby adopt a Categorical Exemption regarding Environmental Review #13-04, and approve Conditional Use Permit #1181, subject to the Conditions set forth in Exhibit A attached hereto and incorporated herein by this reference. Upon motion by Commissioner, seconded by Commissioner, and carried by the following vote: AYES: NOES: Commissioner(s) Commissioner(s) ABSENT: Commissioner(s) ABSTAIN: Commissioner(s) ATTACHMENT H

19 PLANNING COMMISSION RESOLUTION # Page 2 March 20, 2013 Adopted this 20 th day of March 2013 ATTEST: Chairperson, Planning Commission of the City of Merced, California Secretary Attachment: Exhibit A Conditions of Approval n:shared:planning:pc Resolutions:CUP#1181 Wright Nightclub

20 Conditions of Approval Planning Commission Resolution # Conditional Use Permit # The proposed project shall be constructed/designed as shown on Exhibit 1 (floor plan) Attachment B of Staff Report #13-07, except as modified by the conditions. 2. All conditions contained in Resolution #1249-Amended ( Standard Conditional Use Permit Conditions except for Condition #16 which has been superceded by Code) shall apply. 3. The proposed project shall comply with all standard Municipal Code and Subdivision Map Act requirements as applied by the City Engineering Department. 4. All other applicable codes, ordinances, policies, etc., adopted by the City of Merced shall apply. 5. The developer/applicant shall indemnify, protect, defend (with counsel selected by the City), and hold harmless the City, and any agency or instrumentality thereof, and any officers, officials, employees, or agents thereof, from any and all claims, actions, suits, proceedings, or judgments against the City, or any agency or instrumentality thereof, and any officers, officials, employees, or agents thereof to attack, set aside, void, or annul, an approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board, or legislative body, including actions approved by the voters of the City, concerning the project and the approvals granted herein. Furthermore, developer/applicant shall indemnify, protect, defend, and hold harmless the City, or any agency or instrumentality thereof, against any and all claims, actions, suits, proceedings, or judgments against any governmental entity in which developer/applicant s project is subject to that other governmental entity s approval and a condition of such approval is that the City indemnify and defend (with counsel selected by the City) such governmental entity. City shall promptly notify the developer/applicant of any claim, action, or proceeding. City shall further cooperate fully in the defense of the action. Should the City fail to either promptly notify or cooperate fully, the developer/applicant shall not thereafter be responsible to indemnify, defend, protect, or hold harmless the City, any agency or instrumentality thereof, or any of its officers, officials, employees, or agents. EXHIBIT A of Planning Commission Resolution # Page 1

21 6. The developer/applicant shall construct and operate the project in strict compliance with the approvals granted herein, City standards, laws, and ordinances, and in compliance with all State and Federal laws, regulations, and standards. In the event of a conflict between City laws and standards and a State or Federal law, regulation, or standard, the stricter or higher standard shall control. 7. Prior to opening the bar/nightclub, the owner shall submit a floor plan with clearly marked dimensions to the Inspection Services Department for evaluation of the allowable occupant load. The owner shall comply with all applicable requirements of the Building and Fire Codes for the occupant loads determined from this evaluation. 8. Prior to opening the restaurant for food service or offering food cooked onsite, a grease interceptor shall be installed per City Standards. Prior to installing a grease interceptor, only pre-packaged foods shall be provided. 9. In accordance with state law, all alcohol sales shall end at 2:00 a.m. 10. No adult entertainment uses as defined in Merced Municipal Code (MMC) Section shall be allowed on the premises. 11. The business owner shall contact the Merced County Health Department and comply with all requirements for this type of establishment prior to opening for business. 12. The City reserves the right to periodically review the operation for potential problems. If problems (on-site or within the immediate area) including, but not limited to, public drunkenness, the illegal sale or use of narcotics, drugs or alcohol, lewd and/or disorderly conduct, and disturbing the peace result from the proposed land use, etc., the conditional use permit may be subject to review and revocation by the City of Merced per the procedures in the Merced Municipal Code. 13. The business shall be closed between the hours of 2:00 a.m. and 6:00 a.m. 14. This approval is subject to the business owner being in good standing with all laws of the State of California, including the Alcohol Beverage Control (ABC), City of Merced, and other regulatory agencies. 15. Between the hours of 10:00 p.m. and 2:00 a.m., all nightclub patrons must be at least 21-years old. 16. Noise levels generated by the nightclub/entertainment venue shall be kept to a level not creating a public nuisance to the surrounding residential uses, EXHIBIT A of Planning Commission Resolution # Page 2

22 business establishments, and/or immediate area. If noise-related complaints are received by the City of Merced, the conditional use permit may be subject to review and possible revocation by the Planning Commission per the procedures in the Merced Municipal Code. 17. To prevent noise from carrying throughout the area, and especially to the nearby residential uses, the doors shall be kept closed except as patrons enter and exit. The doors shall not be propped open during business hours. 18. The applicant shall provide 1 security guard for each entrance/exit, 1 security guard to patrol the outside area, and 1 security guard per each 50 people inside during the nightclub hours. All security guards shall be hired from a company that has been approved by the Merced City Council and properly licensed through the City of Merced. All security guards are subject to approval of the Merced Police Department. 19. If the bar/nightclub owner changes from the current owner(s), a new application shall be brought back to staff with possible referral to the Planning Commission for consideration. 20. If smoking is permitted outdoors, receptacles shall be available for ashes and cigarette butts and all applicable laws shall be enforced (i.e., distance from doorways, etc.). These receptacles shall not be located within the City rightof-way and shall be located as far away from the residential uses as possible. 21. The refuse container shall be located near the eastern property line close to the building behind the fenced area (refer to Attachment D of Staff Report #13-07). The business owner shall provide a security bar and lock for the refuse container to prevent scavenging through the trash. The security bar shall meet the requirements of the City Refuse Department. The business owner shall be responsible for ensuring the container is locked nightly, but opened for refuse pick up. 22. No Loitering signs shall be placed on the building and within the parking lot area. 23. Sufficient lighting shall be provided throughout the site to provide a safe environment for patrons of all businesses. All lighting shall be directed downward to ensure the light does not spill over onto adjacent residential uses or onto the adjacent motel rooms. 24. The maximum amount of signing allowed on the site shall not exceed 500 square feet. Illuminated signs facing the adjacent residential uses shall be limited to an illumination level that does not spill over onto those uses. The EXHIBIT A of Planning Commission Resolution # Page 3

23 applicant shall provide all dimensions of the existing and proposed signs, as well as the amount of illumination generated by each sign. The applicant shall obtain a building permit for any changes proposed to the signing. 25. Within one year of this approval, the owner shall repair the sidewalks (Attachment E of Staff Report #13-07) at the driveway entrances along Motel Drive. An encroachment permit shall be obtained and all work shall be done to meet City Standards. 26. All existing or proposed landscaping shall be kept healthy and maintained, and any damaged or missing landscaping shall be replaced immediately. 27. The premises shall remain clean and free of debris and graffiti at all times. 28. Within six months of this approval, the parking lot shall be re-striped to meet City Standards. The faded stripes that are no longer accurate should be removed to delineate the difference between the newly striped area and the area previously striped. 29. The fencing between this site and the adjacent property to the east shall be repaired and all missing pickets shall be replaced. n:shared:planning:pc Resolutions:CUP#1181 Exhibit A EXHIBIT A of Planning Commission Resolution # Page 4