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• 15. Environmental Issues: ➢ Uplands: Since the subject site is greater than five acres, the native upland set aside criteria of land development regulation section 929.05 apply. Most of the site, however, is old grove or pasture with some very limited native vegetation along the north and west property lines. The environmental planning staff has inspected the site and verified that the area along the north and west property lines does not constitute native upland habitat. Therefore, no setaside requirements apply. ➢ Wetlands: There are jurisdictional wetlands on the subject site around the fringe of the existing pond. The applicant is not proposing to impact those wetlands; therefore, no mitigation or wetlands permits are required 16. Dedication and Improvements: > Paving of 12`h Street: According to the 58th Avenue road paving plans, the county will pave 12th Street along a portion of the frontage of the adjacent property to the east (First Church of God) as part of the 58th Avenue project. Phases I and If of the proposed retreat project are considered to constitute a small trip attractor/generator (less than 100 ADT). As such, paved access to the subject site via 12th Street is not required for Phases I & II At phase 111, the project s trip intensity will exceed the threshold for a large trip attractor/generator (more than 100 ADT). This will require the applicant to ensure that 12th Street is paved from the project's driveway to the paved portion of 12th Street. Therefore, the 12th Street paving must be accomplished prior to issuance of a Certificate of Occupancy for phase III 17. General Criteria for Special Exception Uses: The County LDR's describe special exception uses as follows: "Special exception uses, generally. Special exception uses are those types of uses that would not generally be appropriate throughout a particular zoning district. However when special exception uses are carefully controlled as to number, area, location, and/or relationship to the vicinity, such uses would not adversely impact the public health, safety, comfort, good order, appearance, convenience, morals and general welfare and as such would be compatible with permitted uses within the particular zoning district." Although "retreats and camps" are listed as a special exception uses in the A-1 zoning district, the "retreats and camps" use is not defined in the County's land development regulations. To address this and other deficiencies, staff has initiated an LDR amendment which the Board and County Commissions will consider at a later date. Existing "retreat and camp" facilities in the county, however, provide useful examples of the site development characteristics (size, building coverage, open space, etc.) of the other camps and retreats within the county These include the Boy Scout Camp, Shiloh Youth Ranch, Life for Youth Ranch, and Harvest Christian Retreat. A companson of these facilities indicates that there are several common features among them These include very low building coverage, very high open space, and a generally large land area (average of 48 acres). Please see comparison on attachment #6. In addition, most of these facilities were remotely located when initially developed, although development has occurred adjacent to three of these facilities over the years. November 5, 2002 74 JI • •