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level and a sofa gallery on the upper level. Mr. Lasko said all engineering issues must be addressed prior to any permits being issued. Mr. Hall said a survey of the site was talcen and all engineering plans will comply with codes. A brief discussion ensued pertaining to whether the three lots had been consolidated or not and making approval contingent upon lot consolidation. Variances were based on all three lots being consolidated. Mr. Parry asked if thought was given to angling the new concrete retaining wall to allow trucks the ability to baclc into the loading doclc and dumpster enclosure. Mr. Geller said they have 18-24 foot trucks and all semi deliveries are at an offsite distribution center. Mr. Parry aslced if there was any area remaining unimproved and Mr. Bamey said the entire site will be improved. Mr. Malone said the only landscaping provided is along the rear of the site for a buffer and mentioned past discussions regarding a possible bio-retention basin. Mr. Hall said the surface runoff and building roof drains will be led into the dry swale which will have a catch basin at the bottom and an underdrain to ensure the area remains dry. Mr. Malone said the landscaping area is sparse and recoinmended placing five crab apple trees along the rear landscape area with and among the axborvitaes. Mr. Bamey said there is a board on board fence which is used for buffering and the proposed landscaping is just to enhance the area. Mr. Malone said planting size for crab apple trees should be a minimum of 2-inch caliper and the arborvitaes to be 5 to 6 fee tall when planted. He aslced if the brickscape was installed and Mr. Geller confirmed that the briclcscape was previously installed. Mr. Cotner asked how often customers had to use the neighboring parking lot and Mr. Geller said they have never had to use the neighboring parlcing spaces. Mrs. Meredith felt the parlcing space and additional variances should be granted and questioned access throughout the building. Mr. Geller said the manner in which the addition will connect to the existing building will allow patrons to enter through the front or rear of the building and each level is connected to ensure it is accessible. Mr. Bamey said the new addition will tie the architectural designs into a cohesive design by painting all existing concrete bloclc to match the integrally colored concrete bloclc used on the addition. Mr. Parry aslced if the site met the required buffering in the zoning code. Mrs. Wenger said it was the discretion of the commission as to whether or not there is enough buffering between the commercial and residential property. Mr. Parry requested the building light be lowered to 15 feet or lower so the glare from the light would not impact residential property and Mr. Bamey said they could do two smaller lights with lower wattage along the north elevation. Mr. Malone asked if the large tree near the landscaping would remain and Mr. Hill said that one of the existing trees along the west end of the rear parking would have to be removed but the other tree will remain. Ms. Wenger requested existing trees be shown on the plans and marked as remaining or being removed. Mr. Hill said the rear elevation will be changed due to flooding which currently exists along the back side of the building. Mr. Laslco moved, seconded by Mr. Malone to recommend the BZA grant CMS10-07: Fish Furniture of 23770 Lorain Road a special permit to add to a non-eonforming building and the following variances: 1. A 20% variance for excessive lot coverage; code requires a maximurn of 25%; applicant shows 45%, Section 1139.05. 2. A variance for 34 parking spaces; code requires 114 parking spaces; applicant shows 80 parlcing spaces, Section 1161.05. 4