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associated improvements. The subject property is located south and east of the existing Horizon Outlet Mall, and is zoned CG, General Commercial and RM -6, Residential Multi -Family (up to 6 units/acre). Construction of the golf course and related improvements require special exception use approval in the RM -6 zoning district. The applicant proposes to construct a driving range, clubhouse, maintenance building, chipping green, parking and putting green in the project's first phase (Phase I). Phase II consists of a 9 hole golf course located around Phase I. The conceptual plan and special exception use request cover both phases. Only Phase I is covered under the major site plan application. Pursuant to Section 971.05 of the LDRs, the Board of County Commissioners is to consider the appropriateness of the requested use based on the submitted site plan and the suitability of the site for that use. The Board may approve, approve with conditions or deny the special exception use. The County may attach any conditions or safeguards necessary to mitigate impacts and to ensure compatibility of the use with the surrounding area. At its November 21, 1996 meeting the Planning and Zoning Commission voted unanimously (6-0) to grant major site plan approval for Phase I, subject to special exception use approval by the Board of County Commissioners. In addition, the Planning and Zoning Commission voted unanimously to recommend that the Board grant special exception use approval with minor changes to the conditions recommended by staff in the Commission's November 21st meeting back-up material. These added conditions relate to consideration of access provisions to adjacent properties and a timeframe for golf course completion or rezoning of the driving range area (see attachment #5). Planning staff agrees with the Commission's additional conditions, and these conditions have been incorporated into the recommendation contained at the end of this report. ANALYSIS• 1. Site Size: Phase I (PDA) area: 39.53 acres Phase II area: 71.01 acres Total Site Size: 110.54 acres 2. Zoning Classifications: • CG, General Commercial: 19.80 acres • RM -6, Residential Multi -Family (up to 6 units/acre): 90.74 acres 3. Land Use Designations: • C/I, Commercial/Industrial: 19.80 acres • M-1, Medium Density Residential (up to 8 units/acre): 90.74 acres 4. Building Area: Phase I: 6,098 sq. ft. Phase II: 0 sq. ft. S. Pre -development Agreement/Development of Regional Impact Issue: As part of the original Horizon Outlet Center approval, the developer was required to obtain a binding letter of interpretation from the Department of Community Affairs (DCA) regarding the project's status as a potential Development of Regional Impact (DRI). The existing Outlet Center development was determined by DCA not to be a DRI. The developer is now proposing additional construction which could exceed the DRI threshold. The developer has met with DCA regarding the DRI issue, and agreed with DCA to enter into a pre -development agreement (PDA) which limits the amount of further development that can occur prior to obtaining DRI approval for the overall project. That agreement has been approved by the developer, DCA, and the Indian River County Board of County Commissioners, and covers the Phase I area. Thus, Phase I construction may proceed prior to DRI approval. However, Phase II construction cannot proceed unless and until DRI approval is granted. _ DECEMBER 17, 1996 84 J