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_ M M Page 8 February 19, 1990 Project Needs The second issue involves the overall land needs for the project as they relate to the existing land use classifications. As identified in the DRI, the proposed mall will occupy 73.8 acres; peripheral commercial development will occupy 51.2 acres, and wetland and stormwater detention lakes will occupy 26.5 acres. Staff has concerns with the need for 77.7 acres for non -regional mall activities., Since commercial designation and zoning is not required for the wetland and stormwater area, that 26.5 acres could be removed from the request without jeopardizing the project. This would also guarantee a buffer between the commercial and residential areas, provide greater assurance that the wetland would be preserved and provide a natural limit for future commercial expansion. The peripheral commercial development request, however, has various implications for the overall land use pattern of the area which must be addressed. It is customary for regional malls to attract commercial uses which complement the facility but are not required as part of the larger facility. These may include but are not limited to auto repair centers, multi -screen cinemas, restaurants, gas stations, lodging facilities and office space. Since these are more or less accessory to the main facility and not required, staff is concerned with the request and justification for 51.2 acres for such uses. The future land use needs analysis of the comprehensive plan indicates that the supply of commercial land exceeds the projected need over the planning period. Therefore, justification is needed for the additional commercial designation. A brief review of the project master plan indicates that the mall is to be located along the western edge of the property and set back approximately 500 feet from SR 60. This configuration results in approximately 18 acres of proposed peripheral commer- cial located west of the easternmost mall entrance and the remain- ing 33 acres located east of the mall site, including approxi- mately 3 acres north of the wetland area and thus physically separated from the main area of the site. Despite the relatively large amount of land designated for peripheral commercial uses (51.2 acres), these uses are tied to the regional mall in a manner that would make their development unlikely in the absence of the mall. In addition, one of the advantages of the DRI process is that the Development Order may address the timing of the various facilities and require phasing to ensure that the peripheral commercial is not developed in the absence of the mall. Relationship with Existing Development The third issue is the relationship of the proposed mall with the existing development pattern of the county. Large facilities such as the one proposed must be located in proximity to the population they serve. As the county continues to grow, development has no choice but to move west. This pattern is evidenced by the growth that has occurred along the SR 60 corridor, including several of the largest residential developments in the county. The site is also in close proximity to Vero Beach and the southern area of the county which contains the highest portion of the county population. The area is also directly linked to the Sebastian area by 58th and 66th Avenues. This location in close proximity to the county population center could result in shorter trip lengths - a transportation planning objective. Impact on Surrounding Land Uses The fourth issue is the impact on area land use patterns. It is likely that a facility such as proposed would act as a catalyst for additional development in the vicinity. With the county's nodal approach, however, future commercial development would have to occur only in established nodes. 47 FEB 2 71990 BOOK 1 F, t 395