The applicant proposes an 85-space on-site parking lot, which will be accessible from Maryland Avenue. The proposed parking lot is an expansion of the existing surface

7 lot located on the east side of the property along Jackson Avenue. The Conditional Use Permit for the property specifies that the surface parking lot cannot be expanded any closer to Maryland Avenue or Jackson Avenue than the existing lot and could only be expanded north as far as the front yard setback along Westmoreland Avenue. The Conditional Use Permit also stipulated that a berm and landscaping to shield car headlights must be installed around the expanded parking lot area. Landscaping and a 6 foot tall wrought iron fence are proposed between the parking lot and the public sidewalk. Review of the landscape berm is included in the landscaping section of this report. With minor revision, the proposed site plan complies with requirements of the Conditional Use Permit. The drop-off area along Maryland Avenue also provides 5 parking spaces. The drive land will be separated from the sidewalk by a limestone knee-wall and landscaping. The trash dumpster will be located at the northeast corner of the building in the service area and screened with a 6 foot tall brick wall and decorative metal gate. No new structures are proposed as part of this project. The proposed additions will either replace previous additions or fill in portions of the building, maintaining the generally rectangular form of the existing building. The main entrance to the building is oriented toward Maryland Avenue. The existing storm water runoff, according to the MSD 15 year, 20 minute calculation, is 8.03 cubic feet per second (CFS). The proposed runoff is 8.63 CFS, which represents an increase of 0.60 CFS. Green roofs and bio-retention areas are proposed for water quality treatment and runoff reduction. The property is over one acre and therefore MSD requires water quality mitigation, not water quantity mitigation. The storm water plan has been reviewed and deemed acceptable. Impervious coverage in the R-2 Zoning District is limited to 55 percent of the total lot area and 45 percent of the front yard area. The proposed project will increase the amount of impervious coverage on site from 52.4 percent to 53.8 percent. The proposed front yard coverage is 43.34 percent. The applicant has proposed four areas of green roof over different portions of proposed additions for a total green roof area of 12,866 square feet. The definition of impervious material listed in the Zoning Regulations is: “A surface that has been compacted or covered with a layer of material so that it is highly resistant to infiltration by water.” The applicant is proposing a 6 inch deep green roof system designed to act similarly to a grass lawn. Runoff curve numbers (RCN) are used to quantify the runoff volumes produced by different surfaces. The MSD approved RCN for the 6 inch deep green roof proposed is 85, while a typical grass area with type D soil has a rating of 80 RCN and a traditional roof has a rating of 98 RCN. Based on an analysis of the proposed green roof design, staff believes that the proposed green roof provides enough storage to handle a typical rain event and delays additional runoff to mitigate potential negative impacts to the storm system and adjacent properties. Runoff will occur from any surface once the saturation point is reached. The green roof will operate with a similar saturation point of a typical lawn. This means that runoff will be created by the green roof around the same point of a storm event that a lawn would produce runoff. It is the opinion of staff that the proposed green roofs are a pervious surface based on the definition of impervious material found in the City’s code. Any reduction in the green roof area made in the future would need to be replaced as pervious surface elsewhere on the site. More specific details of the green roof design and drainage will be required for the building permit to ensure continued compliance. Significant regrading of the site is proposed. Grade will be lowered along Maryland Avenue and Jackson Avenue. The slope of the existing berm along Maryland Avenue is steep and subject to frequent erosion. The proposed grading plan will use retaining walls to maintain some areas of the existing berm, while

The slope of the existing berm along Maryland Avenue is steep and subject to frequent erosion. The proposed grading plan will use retaining walls to maintain some areas of the existing berm, while

8 lowering others to provide the at-grade building entrance and lower the slope of the entry drive to the surface parking lot. The lower grade along Maryland Avenue and Jackson Avenue will also decrease the speed of water runoff from the site and lower erosion. Re-grading is also proposed along Westmoreland Avenue to create the berm shielding the surface parking lot. The City’s landscape architect has requested revision to the proposed grade in order to protect existing trees. Staff recommendations for re-grading along Westmoreland Avenue are outlined in the landscape section of this report. With minor revisions, staff is of the opinion that the proposed site grading will not be detrimental to surrounding properties and will result in a better functioning site. There are multiple outstanding SWPPP review comments regarding construction practices that will need to be addressed prior to the issuing of building permits. Multiple forms of lighting are proposed for walkways, stairs, parking areas and entries. All exterior lighting will be less than 75 watts and shielded or cut-off to prevent spillover onto adjacent properties. The Fire Department has reviewed the plans and finds them acceptable. The project is consistent with good planning practices and principles. At this time, staff does not anticipate adverse impacts regarding public services or municipal facilities. Director Istenes concluded by stating that the proposed project is in conformance with the requirements of the R-2 Zoning District and the approved Conditional Use Permit for the property. Storm water will be adequately managed on site. The landscape plan features a variety of native species, shrubs and trees. Staff is of the opinion that the project meets the criteria for site plan approval subject to the following conditions recommended by staff:

SWPPP reviewer’s letter dated October 27, 2017.

made up for in pervious area elsewhere on the site.