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BOOK 9)6 E :30 If the site were to take advantage of the Planned Development (PD), and TDR provisions of the LDRs, the most intense use of the subject property under the existing land use designation would be 883 units. Without the PD and TDR provisions, the most intense -use of the site under the existing land use designation would be 655 units. Furthermore, under the existing land use designation nearly all development would have to take place in the ±65 acre upland portion of the subject property. That portion of the site abuts the Forest Park single-family subdivision and the South Vero Square Shopping Center. _ In contrast, development under the requested land use designation would be Limited to conservation uses and recreational uses. In terms of traffic, noise, and aesthetics, the impacts of these uses will be significantly less than development under the existing zoning district. In fact, the recreational uses allowed under the requested zoning district would serve as an amenity for nearby residential uses. For these reasons, staff has determined that this requested zoning district will be compatible with the surrounding area. Consistency with Comprehensive Plan Land use amendment and rezoning requests are reviewed for consistency with all policies of the comprehensive plan. As per section 800.07(1) of the LDRs, the "comprehensive plan may only be amended in such a way as to preserve the internal consistency of the plan pursuant to Chapter 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 and rezoning decisions. While all comprehensive plan objectives and policies are important, some have more applicability than others in reviewing plan amendment and rezoning requests. -Of particular applicability for this request are the following objectives and 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. Based upon its analysis, staff feels that the proposed land use amendment meets policy 13.3's third criterion. On February 13, 1990, when the current comprehensive plan was adopted, the subject property was in private ownership. At that time the site was correctly das X-2 And -C-1. ice then, the site has been purchased for conservation purposes by Indian River County and the St. Johns River Water Management District. 46 October 24, 1995