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these reasons, the proposed remedial amendments are consistent with Economic Development Objective 1. As part of the staff analysis, all policies in the comprehensive plan were considered. Based -on this analysis, staff determined that the proposed remedial amendments are consistent with the comprehensive plan. - CONCLUSION Based on the analysis, staff has determined that the proposed remedial amendments are consistent with the comprehensive plan, compatible with surrounding areas, will not negatively impact environmental quality, and meet all concurrency requirements. Impacts on the transportation system are addressed by the DRI Development Order. The analysis has demonstrated that regional malls are special land uses which have minimum size requirements and highly developed infrastructure needs. While there presently exists an oversupply of commercially designated land in the county, the analysis has 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 improvements, will serve the transportation needs of the facility. The location is also in close proximity to the population centers of the county. Additionally, this staff report has been expanded to address the provisions, including remedial text amendments, of the Stipulated Settlement Agreement. The proposed text amendments will ensure that the site is developed with a regional mall rather than with "general commercial" uses. Finally, with the adoption of the proposed remedial amendments, DCA will take action to resolve the noncompliance status of the original Indian River Mall Amendment and thereby remove the threat of state financial'sanctions. Staff supports the request. RECOMMENDATION Based on the analysis conducted, staff recommends that the Board of County Commissioners approve the proposed remedial comprehensive plan text amendments identified in attachment 4, and approve the request to redesignate the subject property to RC, Regional Commercial. Director Keating further explained that even though the Board previously adopted a land use amendment ordinance changing the subject parcel from M1 to CI, the effective date of that ordinance was delineated as the time when the Department of Community Affairs (DCA) found the amendment in compliance. The effective date never came about; therefore that -change never actually occurred. Director heating emphasized that staff researched market areas for regional.'commercial facilities or mall facilities. It was determined that .through 2020, the horizon year of our Comp Plan, the county will have sufficient population, both resident and October 25, 1994 M - 56 M M