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r 0 -2- Phasing The applicant is proposing four phases over a period of 30 years. Because it is difficult to project policies and impacts over greater periods of time, the County usually limits phasing to around 15 years. The County will probably have a new General Plan, and possibly two, before 30 years. Also, the traffic study for this project only considered traffic projections to 2025. Exceptions have been made for low impact uses such as cemeteries which are expected to expand at a fairly predictable rate. For these reasons, the Community Development Department will recommend to the Planning Commission that the phasing be limited to 15 years. The applicant may still request the proposed 30-year phasing before the Planning Commission. However, should the requirement for 15 year phasing be in effect, the applicant has requested to include Phases II, III, and IV as a second phase, with building permits to be issued within 15 years from the date of approval. The attached Conditions of Approval reflect the alternative 15-year phasing. Parking and Surfacing The site plan indicates a total of 312 parking spaces. Development Title Table 9-1015.3(b) states that the Religious Assembly-Regional Use Type requires 0.33 parking spaces per seat. The church is proposing up to 700 people. As a result, a total of 231 parking spaces will be required for the church, including seven (7) accessible spaces. The project also proposes a 50,000 square foot K-8 school for up to 200 students in Phase ll. Development Title Table 9-1015.3(b) states that the Use Type Educational Services- General requires 1 parking space per 1,000 square feet of building and an additional 0.20 parking spaces per student. Based upon the square footage of the building, an additional 50 parking spaces will be required; an additional 40 parking spaces will be required for the number of proposed students for a total of 90 required parking spaces for the school. As a result, a minimum of 321 parking spaces must be provided, including eight (8) accessible spaces. Therefore, an additional nine (9) parking spaces must be provided and must be shown on the Improvement Plan. The existing church on the adjacent parcel currently has a capacity of 350 people; the applicant has stated that the Phase l chapel is not intended to accommodate the entire existing church but will augment the church as a chapel for up to 50 people. Given this, a minimum of 17 parking spaces must be provided for Phase I. The additional 304 parking spaces must be provided for Phase II upon completion of the 20,000 square foot church and the proposed school. All permanent parking lots including parking spaces, driveways, and maneuvering areas, must be surfaced and permanently maintained with asphalt concrete or Portland cement concrete to provide a durable dust free surface. (Development Title Section 9-1015.5[e])