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w • The proposed amendment will correct an oversight in the approved plan; • The proposed amendment will correct a mistake in the approved plan; • The proposed amendment is warranted based on a substantial change in circumstances ; or • The proposed amendment involves a swap or reconfiguration of land use designations at separate sites,and that swap or reconfiguration will not increase the overall land use density or intensity depicted on the Future Land Use Map. In this case, the proposed comprehensive plan amendment meets Policy 14.3's first criterion. When policy 5.6 was adopted, the policy was structured to be too restrictive. In retrospect, it appears that limiting uses and restricting development timing to the extent that policy 5.6 does was an oversight. The subject amendment will correct that oversight. Summary of Consistency with the Comprehensive Plan While Policy 14.3 is particularly applicable to this request, other Comprehensive Plan policies and objectives also have relevance. For that reason,staff evaluated the subject request for consistency with all applicable plan policies and objectives. Based upon that analysis,staff determined that the request is consistent with the County's Comprehensive Plan. Companion Land Development Regulation Changes As structured, the county's comprehensive plan provides overall policy direction, while the county's land development regulations(LDRs)provide more detailed rules to implement those policies. In the case of mixed use projects in residential areas, Policy 5.6 is relatively detailed and specific. Even so, Section 915.20 of the county's land development regulations (LDRs) contains more detailed requirements for mixed use projects. If Policy 5.6 is amended as proposed,the LDRs will need to be changed to be consistent with the updated Policy 5.6. Consequently, staff will initiate an LDR amendment to modify Section 915.20 if the Board of County Commissioners agrees to transmit the subj ect comprehensive plan amendment to the state. In so doing,staff will ensure that the LDR changes will be considered by the Board of County Commissioners at its final adoption hearing for the Policy 5.6 amendment. Prior to that hearing, staff will present the companion LDR changes to the Planning and Zoning Commission for its consideration and recommendation to the Board of County Commissioners. CONCLUSION Staff's position is that amending Future Land Use Policy 5.6,as proposed,is warranted and is needed to provide mixed use PD project applicants the flexibility needed to respond to changing commercial and residential market conditions. RECOMMENDATION: Based on the analysis, staff and the Planning and Zoning Commission recommend that the Board of County Commissioners approve the proposed comprehensive plan text amendment for transmittal to state and regional review agencies. 6 20