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BOOK 92 PAGE 945 as the visual impact that aregq.c»i mall would have on the community's image, the S'.R.' 60, corridor and adjacent areas. In staff's opinion, buffering should be required to mitigate a strip commercial appearance along the project boundaries. The wetlands/detention area will provide a buffer of existing hardwood vegetation along the northern and eastern border of the project and will be designated as permanent open space. The D.O. requires buffers (existing and/or planted vegetation) along the project's S.R. 60, 66th Avenue, and 26th Street borders. The buffers would be required where (and when) development comes within 300' of any of these road rights-of- way. Additionally, buffers are required (by applying the County's land development regulations) between commercial projects and adjacent residentially zoned areas, such as Waklace Acres to the south and Rivera Estates to the east. Thus, where preservation of existing vegetation is insufficient to meet county buffering standards, buffer improvements will be required during the site plan review, approval, and development process. 18. TCRPC Recommendations Not Included: The proposed D.O. does not contain a few recommendations contained in the TCRPC staf f report. These conditions (#10, 53, 54, & 55 from the TCRPC report) contain advisory recommendations that cannot be tied to the county's development and review process or recommendations that are covered by other D.O. conditions. It should be noted that the Regional Planning Council's recommendation for a city/county workshop on the Indian River Mall impacts (TCRPC condition #55) was satisfied on July 7, 1994, when such a workshop was held at City Hall. 19. Concurrency: The developer has indicated that it will seek a specific agreement with the county to spell -out the developer's commitments to construct necossary identified traffic improvements and the county's commitment to its Capital Improvements Program which includes some of the necessary traffic improvements. Such an agreement would require Board of County Commissioners approval and would be incorporated into the D.O. by a future D.O. amendment. The D.O. contains a "finding of fact" (see paragraph 5., bottom of P. 1, attachment #7) stating that conditional concurrency requirements for drainage, solid waste, water, wastewater, recreation, and transportation are satisfied for the project. The finding further states that implementing the D.O. road improvements conditions via a developers agreement with the county will satisfy the county's initial concurrency transportation requirements. At a minimum, the developer will be required to pay its fair share of traffic impact fees either directly (cash), indirectly (credit for improvements), or a combination of these. SUMMARY All anticipated impacts of the proposed project which were identified during the ADA review are addressed in the proposed D.O. As structured, the proposed D.O. includes the T.C.R.P.C. recommendations with some modifications. County staff has coordinated with the applicant, T.C.R.P.C., and DCA regarding the proposed D.O., and has tried to address comments from all parties. RECOMMENDATION: Staff recommends that the Board of County Commissioners approve the proposed development order resolution, approving the Indian River Mall D.R.I. 50 July 199 1994