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are not diligent in enforcing it for the first couple of years, it might get away from us. In response to Commissioner Ginn's inquiry, Director Boling offered a suggestion to allow the developer of small lot to build. He thought the ordinance could make a distinction to require a wider buffer for larger sized projects. It should be addressed in the plan up front, rather than try to rely on variances, which is not a preferred way of doing anything. Commissioner Ginn wanted to include in the plan a larger buffer to be required when the development is huge. Mr. Waddell explained that a whole set of different requirements are required for a development that is over 40 acres, such as the mall. Buffer requirements could be also included. Commissioner Ginn wanted that included also. He then- pointed out that the density of landscape materials may obscure the building, which may or may not be desirable. Commissioner Ginn reiterated that going to 30 feet would be desirable. The Chairman closed the public hearing. Chairman Eggert asked the Board members their opinion on going to a 30 -foot buffer as requested by Commissioner Ginn. Commissioner Tippin thought it was covered in the 40 -acre threshold. He thought the landscape requirements were quite excellent and would do the job in a 20 -foot area. Commissioner Ginn commented that 20 feet is not very much land. Chairman Eggert understood, but they wanted it to be adequate, even more than adequate, if possible. There are a lot of things to think about in all this, requiring bigger trees, which is certainly a cost. Commissioner Adams was not ready to make a decision on that until she was absolutely certain how it would be applied. Chairman Eggert thought it could be looked at between now and when the IDR hearing is held. Both Commissioner Adams and Commissioner Ginn agreed -to waiting. With respect to the concerns of the WalMart representatives, Commissioner Adams thought Ms. Motley was not saying they will not comply on the sign and four-sided fagade, but thought they were alluding to the number of changes that have occurred since they started talking with staff She felt they were saying it had been a frustrating experience and they have been stuck in the middle of it. She suggested thata, decision would have to be made by them following the Board's decision today. If we are comfortable with the plan, we have to go with it. She thought particular problems could be addressed as they come up. She commended the committee on the good job and asked all members of the committee in the audience to stand to be recognized. Commissioner Adams thought that the concern about increased lighting should be addressed in 39 April 22, 1997 boor, 101 FACE 2V