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FEB 2 `d 1990 Bou I Page 9 February 19, 1990 There are also issues of compatibility which need to be addressed. The first of these is the direct impact on residential areas adjacent to the project, including Wallace Acres and Rivera Estates. At a minimum, these areas will be protected by buffers required between commercial and residential districts. This can be augmented by site designs which maximize the use of landscaped green areas to ensure that these areas are not only screened visually but also buffered from lighting, traffic noise and fumes. Entrances, perimeter landscaping and external traffic improvements will need to be designed to not only provide for efficient and safe circulation but to lessen the impact on existing development along the external perimeter of the area. Relationship to Comprehensive Plan A land use change of the magnitude of that proposed is likely to change the condition and needs of other services and facilities that have been addressed in the comprehensive plan. These changes to other plan elements are influenced by the timing of the development associated with the proposed land use change as much as with the change itself. In this case, the improvements associated with this land use change will be required by 1995. An analysis of the effect of the change on other plan elements follows. ° Population Projections The proposed land use change will not greatly impact the overall population projections of the county or county sub -areas. Because of the magnitude of the proposed project and the number of jobs created, the timing of residential population growth may be sped up. ° Traffic Circulation The greatest impact on the county as a result of the proposed Indian River Mall is likely to be on the road network. The total number of trips generated by the project is likely to exceed 35,000 trips per day. In order to assess the impact on the system, an analysis was done to identify the expected traffic distribution and determine the improvements that would be required to maintain county level of service standards. The analysis was done by using the Florida Standard Urban Transportation Model Structure (FSUTMS) computer program which was also used in the county's Traffic Circulation Element. This model simulated the effects of the proposed mall on the county's future roadway network for the years 1995 and 2010. The model was first updated to reflect the existence of the project in the base Population and employment data. When the model is "run", automobile trips are assigned to road segments based on the attractors and generators. A comparison of the traffic! volumes to roadway capacities is used to identify the projected level of service on any road segment. It is then Possible to' identify the specific improvements that would be required. As expected, most of the increase in trips attributed to the mall occur on those roadway segments closest to the mall. Tables 4.7.2 and 4.7.3.sh64 the peak hour peak season volumes and the peak season daily VoiijEbb fdt 1995 and 2010, respectively. These comprehensive Pied tdbles have been updated to reflect buildout of the mall gfid dndiiiary f$cilities. Since Tables 4.7.2 and 4.7.3 show projected volumes on all roadway links with the mall, they provide the basis for a review of roadway improvement needs. 48 � � r