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COMPOSITE REPORT - Page 3 CUP No. 1395 E. The Zoning Division has applied zoning ordinance parking standards to determine that a total of 350 spaces would be required to serve the proposed uses. The ordinance requirements should be considered the minimum number of spaces necessary to serve the uses. F. The applicant's revised site plan includes 350 parking spaces in lots on all sides of the building and within the garage. Low level lighting will be provided in the lots, and they will be a sufficient distance and/or screened from adjacent properties to minimize their impact. At staff's request, the applicant has designated a reserve area including the potential for 150 future parking spaces if needed (see Exhibit A). This reserve area would not be developed into a parking lot until it is needed. Staff suggest that this parking area be developed only if(1) the applicant determines that additional parking is necessary in the future or(2) County Zoning staff identify a problem with on-street or driveway parking related to the proposed use. G. Although the property will remain in religious ownership and use and only a very small building addition is planned, the intensity of the use will increase significantly. If the proposed mixed use facility was other than a religious use, it would not be allowed under A-1 zoning. The Diocese has provided a statement of the extent of the proposed use of the facility (see Exhibit B). To maintain its classification as a religious use, the applicant should not make its offices or conference center generally available to users beyond the type outlined in Exhibit B. H. The most significant impact of the proposed use would be on vehicle access and neighborhood traffic. It is difficult to predict the traffic impact of this special use facility, but traffic would be significantly greater than when the facility was used as a seminary. Traffic impact would be greatest when conferences are held. Much of the traffic would continue to access the property via High Point Road. Because High Point Road is entirely within the City limits, City ordinances regulate access from that road to the subject property. City Traffic Engineering staff require that two access points be available to serve this property at all times. To accomplish this, City staff suggest that the gate to the access point on CTH M be removed, and that the CTH M access be improved to County specifications. The the sign marking this access as a service entrance should also be removed. J. Dane County Highway Department staff note that traffic generated by the facility will increase, and that the CTH M route will be attractive to many users as it provides relatively easy Beltline access. Staff indicate that the intersection of CTH M and the access drive as currently configured cannot safely accommodate increased traffic to and from the property because: • It lacks turning and passing lanes. • Traffic on CTH M is already significant (nearly 10,000 vehicles per day), and expected to increase (nearly 15,000 vehicles by 2020). • A bend in CTH M south of the access point reduces visibility. Thus, Highway staff require that the applicant construct an improved intersection with a passing lane at this access to Highway Department specifications.