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_I BOOK 81 pm,JE467 The costs associated with roadway improvements will also.be offset by indreases in revenue as a result of this project. At the present time many local residents travel outside the county to purchase goods and services. The development of the mall should generate additional sales tax revenue. As an attraction, the project is likely to spin off other development which will add revenue through traffic impact fees, sales, and property taxes. The development is also likely to produce some changes to the existing north/south traffic pattern. As such., improvements in other areas may .no longer be needed ''or may be delayed. The attached Table 13.23 from the Capital Improvements Element titled "Indian River County 5 year Schedule of Improvements, Fiscal Years 1990-91 to =1994-95", and Table 1.3.18 Indian River County Summary of Revenues and Expenditures Projections by Element Category for Capital Improvements Fiscal Years 1990-91 through 1994-95", contains the revisions required by this request. Conservation Policies of the Conservation Element of the .Comprehensive Plan call for measures such as the preservation of a minimum of 15% of each native plant community which occurs on-site, which particularly applies to the cabbage palm hammock area of the property. Additionally, the wetland area on the site is also subject to specific preservation/mitigation criteria. Conservation policies will be implemented through the DRI development order and site plan approval process consistent with Objective 5 and Policies 5.1(e) and 7.2 of the Conservation Element of the comprehensive plan. No changes to the Conservation Element will be necessitated by the plan amendment. Land Use Options The land use plan amendment options include: (1) enlarging the node to 316 acres by including the 156 acre area as proposed; (2) adding the proposed 156 acres but removing other property from the node; or (3) adding only a portion of the proposed area. The first option has the advantage of permitting a large unified development, but the disadvantage of adding to the oversupply of commercial land. The second option would provide the same benefits as the first without appreciably adding to the oversupply of commercial land. Among the areas which could be considered for elimination from the node are the 40 acres at the southwest corner of SR 60 and 58th Avenue, currently planted in citrus or the triangular area between the south side of SR 60 and the main canal. The major land uses in this area are residential, agricultural and vacant land. The difficult aspect of this option is the downgrading of property which has "enjoyed" a commercial land use designation and zoning. The last of the three options would provide the additional commercial acreage required for the mall and allow the development of property which is already designated commercial. This option would also have the advantage of providing multiple uses in the area and at the same time breaking -up the linear pattern of the node. CONCLUSION It has been demonstrated that regional malls are special land uses which have minimum size requirements and highly developed infrastructure needs. While it has been clearly shown that there presently exists an oversupply of commercially designated land in the county, it has been demonstrated that inadequate sites exist for a regional mall. Because of these factors, staff acknowledges the need to redesignate land to accommodate a regional mall. The subject site meets the criteria for designation of such a mall site. The location is within an urban service area and is capable of being served by three major roadways which with 28 - M