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1`include a Type "A" vegetative buffer with a six foot opaque feature, and a required 25 foot front yard. To minimize the mixing of residential and commercial traffic, access to industrial development on Subject Property 1 would be required to be from SR 60. Finally, LDR chapter 926 requires perimeter landscaping, as well as landscaping of parking lots, and open space. For these reasons, staff feels that the proposed amendment will not increase potential incompatibilities associated with development of Subject Property 1. -Subject Property 2 Because development in the area of Subject Property 2 is dominated by the landfill, agriculture, and various industrial uses, impacts on surrounding property are not a major concern for this property. The impacts of development of Subject Property 2 are anticipated to be similar under either the existing C/I or the requested PUB land use designations. The most likely use of the site, under the requested PUB land use designation, is for a recycling park. Some activities associated with commercial/industrial uses are also associated with public facilities uses, particularly landfill uses. Examples of such uses include heavy equipment operation, repair, and storage. In fact, in terms of impacts on surrounding areas, there is sometimes no difference between landfill uses and C/I uses. For these reasons, staff feels that Subject Property 2's proposed land use designation would not increase potential incompatibilities with surrounding areas. 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 a decrease in land use intensity. With respect to Policy 13.3, staff --feels that the proposed land use and text 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, as well as a decrease in land use intensity, a physical change in circumstances need not be documented. In this case, the change in circumstances relates to overall land use efficiency. MARCH 18, 1997 99 BOOK 100 pm 7