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Grading, Drainage and Urban Storm Water Runoff The site is currently developed and the proposed project would not substantially change the existing topography. However the grades will be adjusted below and around the Sears building and parking garage to accommodate the new development. An "existing conditions" plan is included as part of Exhibit B, as well as a preliminary grading and drainage plan is included. The preliminary storm water management plan is also included and indicates several best- management practices are proposed for purposes of storm water quality control. Bio-retention planters are proposed in the open space area and along the boundaries of the property. The City Engineering Department has reviewed the preliminary grading and drainage plan and finds it to be generally acceptable. A condition of approval requires the project to meet the requirements of the current Municipal Regional Stormwater National Pollutant Discharge Elimination System (NPDES) Permit. Green Building Measures As required by the City's Green Building Ordinance, commercial projects with 20,000 square feet or more of conditioned space must meet a minimum Leadership in Energy and Environmental Design (LEEDTM) "certified" rating, attaining at least 40 points on a project scorecard. The applicant has provided a preliminary project scorecard that outlines the green building measures proposed for the project, which has been included as part of Exhibit B to this staff report. With these preliminary measures in place, the project qualifies for 41 points, therefore meeting the minimum required points. PROJECT SITE ALTERNATIVES The subject site is zoned specifically for a regional mall. The proposed use would comply with the allowed uses for the zone and the replacement of the existing Sears building and site improvements would enhance the mall area and create a new outdoor-oriented environment that would complement the existing enclosed mall building. Alternatives for the site could include: 1. Proposing a development with a different design, shape, size, and/or location; 2. Undertaking no project, under which the existing vacant Sears building would likely remain unused and unaltered. The first alternative wouldn't necessarily result in significant design or operational benefits, and/or an improved design. The second alternative would not be beneficial in the long-term because it would not allow the mall to expand or meet current retail demands, provide up to date common amenities, would not allow for a new building with improved architecture and improved safety, energy efficiency and other Green Building measures required by current codes, and would not allow for on-site storm water treatment. Therefore, staff believes the proposed project represents an acceptable development scenario. P18-0340, Stoneridge Shopping Center Planning Commission 16 of 17 ot line adjustment will be required in order to relocate the existing lot lines so that they don't cross any new buildings. In addition, the applicant will need to relocate or remove an existing Public Service Easement (PSE) that runs through the property. As proposed, the future 28-feet of right-of-way to include a new landscape strip and public sidewalk as well as future street improvements along Stoneridge Mall Road will be required to be dedicated to the City or include public easements. Conditions of approval have been included to require all of these. P18-0340, Stoneridge Shopping Center Planning Commission 15 of 17 in Figure 5. The applicant will be required to dedicate the land or provide public easements over the land in the future, when the additional Stoneridge Mall Road improvements move forward. The new pedestrian sidewalk and planter strip along the inner part of Stoneridge Mall Road would serve as the protype for all future development within the inner loop of the Mall creating greater P18-0340, Stoneridge Shopping Center Planning Commission 8 of 17