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I 3009 95 EASE 397 Consistency with 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 -land development regulations, 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." 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 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 objectives and 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 Element 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 mistake in the approved plan; • an oversight in the approved plan; or • a substantial change in circumstances affecting the subject property. Future Land Use Element Policy 13.3 is especially important when evaluating land use amendment requests to increase density or intensity. Compared to such requests, amendments that do not increase density or intensity warrant a lower level of. scrutiny. In this case, the subject request is for a minor node reconfiguration, and this proposed reconfiguration will not change overall land use intensity. With respect to Policy 13.3, staff feels that the proposed Jand use amendment meets the policy's third criterion. For typical amendment requests, substantial evidence justifying a change in circumstances would need to be documented. Because the subject amendment involves only a re -orientation of future land uses, a physical change in circumstances need not be documented. In this case, the change in circumstances relates to the property owners' expectations for use of their properties. These expectations are based in part on trends in the vicinity of their properties. Recent development activity in proximity to the subject property has changed market forces affecting the properties. Population growth has continued on the north barrier island, and the Disney Company's proposed 500+ unit Resort Development at the intersection of C.R. 510 and S.R. AlA is under construction. With approval of the Disney project, the only commercial property on the north barrier island will be used for residential and hotel uses. This can be expected to increase demand for C/I designated land along and near C.R. 510. To accommodate the increase in demand for'C/I designated land in that part of the county, without increasing the amount of C/I designated land, nearby C/I nodes can be adjusted. JUNE 139 1995 57