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800X 'W PAa""61 The herein described Conservation Element Policies and LDR provisions apply to the subject property under either the existing or proposed future land use designation. An exception is the portion of the subject property presently zoned A-1 (which includes the cabbage palm hammock that supports the endangered "hand adder's tongue fern" colony). Because agricultural operations are largely exempt from county environmental regulations, these areas would actually be subject to more county environmental regulatory control if rezoned to a commercial designation. ENVIRONMENTAL IMPACT SUMMARY: Conservation Element Policies and County LDRs provide sufficient protection to ensure that the proposed remedial amendments would have no substantial adverse impact on environmental quality. The rezoning of* A-1 zoned property to commercial zoning would provide more county environmental regulatory control. The DRI Development Order contains several provisions that enhance .. and ensure the preservation of wetlands, native uplands, and endangered species. Consistency with Comprehensive Plan Comprehensive Plan 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 only be amended in such a way as to preserve the internal consistency of the plan pursuant to Section 163.3177(2)F.S." Comprehensive plan amendments. must also show consistency with the overall designation of land uses as depicted on the Future Land Use Map, which includes agricultural, residential, recreational, conservation, and commercial and industrial land uses and their densities. 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 and objectives. - Future Land Use Element 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 Element Policy 13.3. This policy requires that one of three criteria be met in order to approve a comprehensive plan amendment. These criteria are: • an oversight in the approved plan; • a mistake in the approved plan; and • a substantial change in circumstances. Based on its analysis, staff believes that the proposed land use amendment meets. the first criterion, while the proposed text amendments meet the third criterion. As noted in a previous section, the future land use map currently depicts ohly+_one area with a size and configuration suitable for a regional mall facility, other than the large nodes along the interstate (which are not -suitable for a regional mall). Since there is probably no one best site for such a -facility, and to reduce the chances of land speculation, at least one other node should have contained vacant land with enough area and in a 52 October 25, 1994