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the site is located within the M-1 Drainage Basin and the Indian River Farms Water Control District (IRFWCD), development on the property will be prohibited from discharging any runoff in excess of two inches in a twenty-four hour period, which is the approved IRFWCD discharge rate. In this case, the minimum floor elevation level of service standards do, not apply, since the property does not lie within a floodplain. However, both the on-site retention and discharge standards apply. With the most intense use of this site under the proposed amendment, the maximum area of impervious surface would be approximately 150,282 square feet, or 3.45 acres. The maximum runoff volume, based on that amount of impervious surface and the 25 year/24 hour design storm, and given the IRFWCD two inch discharge requirement, would be approximately 145,836 cubic feet. In order to maintain the county's adopted level of service, the applicant would be required to retain approximately 112,378 cubic feet of runoff on-site. With the soil characteristics of the subject property, it is estimated that the pre -development runoff rate is 10.26 cubic feet/second. Based upon staff's analysis, the drainage level of service standard would be met by limiting off-site discharge to the IRFWCD's maximum discharge rate of two inches in twenty-four hours, and requiring retention of the 112,378 cubic feet of runoff for the most intense use of the property. As with all development, a more detailed review _will be conducted during the development approval process. - Recreation Recreation concurrency requirements apply only to residential development. Therefore, this comprehensive plan amendment/rezoning request would not be required to satisfy recreation concurrency requirements. Based on the analysis conducted, staff has determined that all concurrency -mandated facilities, including drainage, roads, solid waste, water, and wastewater, have adequate capacity to accommodate the most intense use of the subject property under the proposed land use designation. 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 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." 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 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 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. NOVEMBER 12, 1996 73 BOOK 99 PAGE 718