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Conditions of Approval <br /> SA-92-0072 <br /> Page 2 <br /> (2) All lighting shall be on a time clock or photo <br /> sensor system; <br /> (3) Parking lot luminaries shall be high-pressure <br /> sodium vapor with 90 degree cut-off and flat <br /> lenses; and <br /> (4) All lighting shall be designed to confine direct <br /> rays to the premises. No spillover beyond the <br /> property line shall be permitted, except onto <br /> public thoroughfares, provided, however, that such <br /> light shall not cause a hazard to motorists. <br /> f. Outdoor storage is not permitted without an approved <br /> improvement plan showing location and screening. Outdoor <br /> storage areas shall be screened so as not to be visible <br /> from adjacent properties and public rights-of-way. <br /> Screening shall be six (6) to seven (7) feet in height. <br /> Outside storage is not permitted in the front yard or in <br /> front of the main building. <br /> g. All parking spaces, driveways, and maneuvering areas <br /> shall be paved and permanently maintained with base <br /> material and asphalt concrete to provide a durable dust <br /> free surface. Bumper guards shall be provided when <br /> necessary to protect adjacent structures or properties. <br /> (Development Title Section 9-1015) <br /> h. Submit an Improvement Plan showing drainage, driveway <br /> access details, on-site parking, existing and proposed <br /> utility services, and grading. Storm drainage run-off <br /> shall be retained on-site. The drainage pattern and <br /> corresponding storm drain improvements shall be shown on <br /> the Improvement Plan. Pond capacity calculations shall <br /> be submitted for approval. A plan check fee will be <br /> required. (Development Title Section 9-884) <br /> 2 . DEPARTMENT OF PUBLIC WORKS <br /> a. The Traffic Impact Mitigation Fee will be required for <br /> this development. The fee is due and payable at the time <br /> of building permit application. (The fee currently is <br /> $5, 163 . 00 per 1, 000 gross square foot of building as <br /> "Retail Service" in the Ripon area. There is a credit of <br /> $2 , 203 . 00 per 1, 000 square foot of building as "Office" <br /> for the former use of "fire house. " The fee shall be <br /> automatically adjusted July 1 of each year by the <br /> Engineering construction Cost Index as published by the <br />