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Phase IV: Required: 36 spaces Provided: 49 spaces (paved) Phase V: Required: 70 spaces (build -out) Provided: 75 spaces (52 paved, 23 grass) Note: The above figures are cumulative with subsequent phases including spaces from the previous phases. The specific land use criteria allow for grassed parking with the approval of the Public Works Director 11. Traffic Circulation: The site will be accessed from 12th Street by a new 22' wide, two way driveway. The driveway will be located at the west side of the property, will be a full movement driveway, and will provide access to all internal parking spaces and a looped turn around located in the second phase. There is an existing, non -conforming driveway to the site which is too narrow and too close to the east property line to serve as the project driveway but can serve as the construction access point for the first three phases. Thus, this existing driveway will be temporarily retained for construction access and will be removed at the end of Phase III Traffic Engineering has reviewed and approved the mternal circulation plan, new driveway connections, and temporary use of the existing connection The site uses 12th Street for access. The portion of 12th Street west of 58t Avenue is unpaved and will need to be paved from the project driveway to 58th Avenue prior to the issuance of a Certificate of Occupancy for Phase III. Also, Traffic Engineering has approved the project traffic impact statement. Based on that approval, no off-site traffic improvements except the paving of 12th Street are required. 12. Landscape Plan: The proposed landscape plan for Phase I meets the criteria of Chapter 926 of the LDRs for landscaping. Buffering is addressed in section 18 of this report. Landscape plans for additional phases will be submitted with the formal site plan application for each successive phase. 13. Utilities: The site is located outside of and not adjacent to the urban service area. Thus, the project cannot be connected to public utilities. Therefore, the site will need to be served by on-site potable water and sewage systems. At this time, the applicant is still coordinating with the Health Department regarding approvable facilities for the project The Health Department has signed off on the first phase, but will need to see additional details for subsequent phases. Those details will need to be submitted with the major site plan for subsequent phases, if the overall project is approved. 14. Fire Protection: Since the site is located outside of and not adjacent to the urban service area, it cannot be served by public water to meet project fire protection needs. Based on the facility being used as a place of assembly and lodging, there are certain fire protection requirements that apply. The applicant will be required to fire sprinkler the 4,200 sq. ft. retreat lodge (consists of renovating the existing 4,200 sq. ft. house) and install a dry hydrant in phase 1 and a fire pump to serve subsequent phases. The additional details necessary to support the fire protection plan for subsequent phases will be provided with the major site plan for those phases. November 5, 2002 73