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Nov I IV, BOOK 81 PAGE U� 2. Staff has agreed with the applicant that a condition can be included in the D.O. (#45, see attachment #1) which would allow the developer an option to stage traffic improvements, essentially phasing -in the .total package of necessary improvements specified in the applicant's own traffic analysis and incorporated into the Regional Planning Council recommended D.O. Staff's proposed staging condition is an option the developer may choose which requires security to be posted to guarantee that the entire traffic improvement package is completed, and also requires review and approval of _the staging plan by the County, Treasure Coast Regional Planning Council, and the Florida Department of Transportation. Notwithstanding this condition, the applicant always has an option to amend any adopted D.O. through normal amendment procedures. 3. In regards to the timing of traffic improvements (condition #40, see attachment #1), it is staff's opinion that the required traffic improvements should be "substantially complete" (able to properly handle traffic) prior to the issuance of a certificate of occupancy (C.O.) for the project. It should be noted that the proposed D.O. requires that substantially complete improvements be in place prior to the issuance of a C.O., as recommended by the Regional Planning Council. Regional Planning Council staff has indicated that a change in. the timing aspect of any traffic conditions relating to any regional roadway (all roads specified in the traffic conditions except 43rd Avenue) would be an appealable issue. Thus, it appears that the County could address the timing of traffic improvements for 43rd Avenue without directly going against Regional Planning Council policy. Although some options exist within the language of the concurrency provisions of state law and the County's LDRs that could apply to the timing of 43rd Avenue improvements, the applicant indicated in an October 25th meeting that the timing of the entire package of traffic improvements should be treated differently than what is currently proposed in the D.O. Due to Regional Planning Council D.O. recommendations and policy, and County staff's opinion that the required improvements should be substantially complete prior to C.O., it is staff's position that the D.O. language relating to the timing of traffic improvements should not be changed. 4. The 66th Avenue -right-of-way contribution condition (#29, see attachment #1)"is worded to accommodate any future expansion of 66th Avenue or other public improvements to the east of the existing 66th Avenue roadway. It appears that no official approval or denial of any proposal to relocate or boulevard the Lateral "A" canal will be given by the District unless and until a formal proposal is submitted. Regardless of the exact design solution selected, condition #39 as currently worded requires a dedication of up to 70' of right-of-way to accommodate any 66th Avenue design to expand improvements eastward. It should be noted that at the February 1990 public hearing to transmit the project -related comprehensive plan amendment to the State, the developer's representative committed the developer to giving whatever right -of =way .is needed to accommodate the expansion of 66th Avenue eastward. This commitment pre-empted further discussion and inquiry into certain mall project impacts on 66th Avenue and the adjacent project :(Vista Plantation), and was relied -upon by public hearing participants, and the County. 20 - M