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r- Mgy 251993 BOOK 89 MUE6�5 -7 The goals, objectives and policies are the most important parts of the Comprehensive Plan. Policies are statements in the plan which identify the action 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 for this request are the following policies. + - Future Land Use Policy 13.3 The most important policy to --consider in evaluating a plan amendment request for consistency with the county's Comprehensive Plan is Future Land Use Policy 13.3. This policy requires that one of three criteria be met in order to approve a Comprehensive Plan land use designation amendment. These criteria are: _ • an oversight in the approved plan; • a mistake in the approved plan; • a substantial change in circumstances affecting the subject property. Based on its analysis, staff believes that the proposed land use amendment meets the criteria as stated above. On February 13, 1990, when the current Comprehensive Plan was approved, the plan assigned commercial uses to commercial nodes. These nodes were designated various sizes to reflect commercial demand within the general market area of the node. Additionally, these nodes were established in certain areas to incorporate lands deemed suitable for commercial development. Since the subject property was considered in the aggregate with other properties and was not included in the original node, a case could be made that there was no mistake nor oversight in the Comprehensive Plan. In fact, staff's original position was that no mistake or oversight had occurred. However, based upon input from the Board of County Commissioners, staff now feels that the current land use designation of the subject property does reflect an oversight. The specific mistake or oversight was the failure to consider the infeasibility of residentially developing relatively small lots in this location. While the west side of Old Dixie Highway has traditionally been zoned residential, it is staff's position that residential zoning is not appropriate for the subject property. Not only do residentially incompatible uses border the subject property on two sides, but each of the subject property's lots also front Old Dixie Highway, a road which is programmed for expansion to four lanes by 1995. Across Old Dixie Highway, the land is zoned for heavy commercial and industrial development. The parcel directly north of the subject property contains a retail plaza. All of these uses generate noise, lights, and traffic, and would negatively affect residential development on the subject property. When the county's comprehensive plan was adopted, the conditions near the subject property were similar. That those conditions were not identified and recognized as impacts on the subject property constitutes an oversight in the approved plan. 24