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F_ MAY 0 5 1992 80pp //�� yy 00 FrlllE d�, Potential Impact on Environmental Quality _0 The subject property is located within floodplain zone AE. Being within an AE zone, the property is subject to the provisions of Conservation Element Policy 4.3. Conservation Policy 4.3 of the Comprehensive Plan states that the lands within flood prone areas shall have a low residential density, up to three units to the acre. Since the requested land use designation for the subject property is R -Rural and that land use designation allows development at a maximum density of 1 dwelling unit to the acre, the applicant's request would be consistent with Conservation Policy 4.3. While staff has concern regarding any potential increase in the allowable residential density within a floodplain, there does not appear to bea problem with the subject request. Not only is the proposed density substantially less than the maximum allowed by policy 4.3, but other requirements, including county stormwater management rules and Indian River Farms Water Control District regulations, will further mitigate any potential impact. Consistency with the Comprehensive Plan Land use amendment requests are reviewed for consistency with all policies of the comprehensive plan. As per section 800.07(1) of the County Code, the "Comprehensive Plan may be amended only in such a way as to preserve the internal consistency of the plan pursuant to Section 163.3177(2)F.S." Amendments must also show consistency with the overall designation of land uses as,depicted on the Future Land Use Map. These land uses include agricultural, residential, recreation, conservation, and commercial and industrial land uses. The goals, objectives and policies are the most important parts of the Comprehensive Plan. Policies are statements in the plan which identify the actions which the county will take in order to direct the community's development. As courses of action committed to by the county, policies provide the basis for all county land development related decisions - including plan amendment decisions. While all comprehensive plan policies are important, some have more applicability than others in reviewing plan amendment requests. Of particular applicability are the following policies. -Future Land Use Policy 13.3 In evaluating a land use amendment request, the most important consideration is Future Land Use Element Policy 13.3. This policy requires that one of three criteria be met in order to approve a land use amendment request. These criteria are: * a substantial change in circumstances affecting the subject property * a mistake in the approved comprehensive plan, or * an oversight in the approved.comprehensive plan. Based upon staff's analysis, the subject land use amendment request meets one of the three criteria and is therefore consistent with policy 13.3. The first criterion of Policy 13.3 allows the county to amend the land use map if changes in circumstances affecting the subject property have occurred since the 1990 adoption of the comprehensive plan. Such changes could relate to the property itself, such as unforeseen adjacent incompatible uses being established, or significant changes in adjacent development patterns having occurred. In this case, the densities of surrounding properties have not changed, and no incompatible uses have been established. There has also not been any new development in the area to adversely affect the subject property. F_� 74