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FEMA flood map, though all storm water must continue to be managed on this property. A flood plain development permit must also be issued by the city. The proposed use of a school campus is a conditional use in a One Family Residence District. The site plan meets all required setbacks. A conditional use permit is required. For the City to be able to proceed with issuing permits for the project, the CUP should be granted at this first phase of the approval process, with the understanding that conditions of approval as determined by the Commission may follow at future phases of the project. The site layout shows combined high school and middle school buildings with separate entrances. South of the classrooms are the types of uses that support both, such as gyms and locker rooms, cafeteria and kitchens, a service/delivery area, and a performing arts center. The stadium is proposed immediately south of the schools. The only building to remain on the site is the bus maintenance garage. Parking for the high school will be on the east side of the school and stadium, parking for the middle school will be along the west side. A large storm water detention basin is proposed south of the school buildings and east of the stadium. Two driveways serving the campus are proposed onto Butternut Ridge Road, one across from the location where Dover Center Road currently terminates into Butternut and another close to the west property line. Roadway improvements are proposed along Butternut in the vicinity of the school and to Dover Center Road. Connections are proposed between the bike path along I-480 and the school campus. Existing driveways into the site from Burns Road and Revere Drive will remain. The internal configuration of the south portion of the site is still in development. The traffic study produced by the applicant's consultant and more roadway improvement details will be forthcoming in Phase 3. Mr. DiFranco stated that according to his calculations, there were several deficient and non- compliant areas that needed to be addressed in order to meet federal regulations. A portion of the flood plain is being filled in by about 250,000 cf of earth. The flood plain water elevation would change, but no report has been submitted regarding those changes. The minimum stormwater storage volume has not been provided for the impervious area that is being added to the site; they are deficient by 68,559 cf. The storm water discharge appears to exceed the allowable discharge by 69 cfs. The riparian setback extends to the limits of the flood plain, so the proposed plan is deficient by over 500 feet. PDC approval is recommended with the following conditions: 1. A final Traffic Impact Study incorporating all previous city comments shall be provided. The project shall be responsible for any and all recommended improvements located within the public right-of-way, including but not limited to: a. Butternut Ridge Rd widening between Revere Dr. and Burns Rd, b. Dover center Rd. widening from Butternut Ridge Rd. and 450 feet north, c. Modification of existing traffic signal at Butternut and Dover 2. The existing 7' x 10' bridge, which is required in the Traffic Impact Study to maintain access, shall be replaced. As an alternative, the applicant may submit a report prepared by a licensed professional engineer and certified bridge inspector confirming that the load rating of the structure to handle school bus, emergency vehicle, and truck traffic, with a remaining useful life of at least 25 years. 3. A flood plain development permit shall be obtained prior to an earthwork permit being issued. A report including calculations and a FEMA Conditional Letter of Map Amendment application shall be provided. The amount of earthwork cut and fill within the 100-year flood