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Following the Planning and Zoning Commission action,the Board of County Commissioners conducts two public hearings. The first of those hearings is for a preliminary decision on the amendment request. At that hearing,the Board determines whether or not the amendment warrants transmittal to state and regional review agencies for their consideration. If the Comprehensive Plan amendment is transmitted,state and regional review agencies will review the amendment as it pertains to each agency's focus area. Review agencies will then send their comments directly to the county and the State Land Planning Agency. Subsequent to staff and/or the applicant addressing any issues that were raised by the review agencies, a second and final Board of County Commissioners public hearing is conducted. If the Board approves the request, the approved amendment is submitted to the State Land Planning Agency and to the other review agencies that provided comments. The amendment becomes effective 31 days after the State Land Planning Agency determines that the amendment package is complete, unless a challenge is filed by an affected party. This public hearing is the second step in the comprehensive plan amendment process. At this time,the Board of County Commissioners must decide whether or not to transmit the proposed amendment to the state and regional review agencies. Proposed Amendment As proposed, the subject text amendment will revise policy 5.6 of the Future Land Use Element. The �•• proposed revisions are shown as underlined and s*ri�su in attachment#2. Currently, Policy 5.6 provides an allowance for mixed use (residential and commercial uses) PDs to locate within residentially designated areas. That allowance was one of the initiatives that came from the county's last comprehensive plan evaluation and appraisal report. Incorporated within Policy 5.6 are various conditions and limitations that ensure that mixed use PDs are compatible with surrounding residential areas. Among those criteria are size restrictions,timing requirements,use limitations,design standards, connectivity requirements, and others. In this case,the applicant proposes to amend policy 5.6 to allow fuel sales within mixed use PDs. The applicant also proposes to modify Policy 5.6's current limitation that no commercial may be permitted until at least 25% of the residential portion of the mixed use project has been permitted. Instead, the applicant proposes to allow up to 2.5 acres of commercial development prior to the initiation of residential development within mixed use PD projects. In support of this application,the applicant has submitted a three page document(attachment#1). Staff supports this application and agrees with the applicant's assessment. Background In June,2012,the applicant for the subject text amendment submitted a small scale land use amendment for the property at the northeast corner of CR 510 and 66th Avenue. That application proposed to change the land use designation for the subject property from L-2 (residential) to C/I (Commercial/Industrial). In its analysis of the proposed amendment, staff determined that the amendment was inconsistent with several policies of the comprehensive plan. For that reason, staff 2 16