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boa 104 PAGE X4'1 - Future Land Use Element Policy 1.21 Future Land Use Element Policy 1.21 states that node boundaries should provide for efficient land uses and maximum use of transportation facilities while eliminating strip development. By adding depth to the existing node, the proposed amendment works to limit strip commercial development along SR 60. For these reasons, the proposed amendment is consistent with Future Land Use Element Policy 1.21. - Future Land Use Element Policy 1.23 Future Land Use Element Policy 1.23 states that 70% of the land area of a node should be developed with non-residential and non-agricultural uses before that node is considered for expansion. The intent of this policy is to regulate increases in the amount of C/I designated land. Since the proposed amendment does not increase in the amount of C/I designated land in the subject node, Future Land Use Element Policy 1.23's 70% developed standard does not apply to this amendment. - Economic Development Element Policy 6.2 Economic Development Element Policy 6.2 states that the county shall evaluate the configuration of nodes to ensure they can properly provide for growth. Since the proposed amendment reconfigures the subject node to better provide for growth, the proposed amendment implements Economic Development Element Policy 6.2. - Conservation Element Objective 5 Conservation Element Objective 5 states that there will be no net loss of the natural functions provided by wetlands or deepwater habitats in Indian River County. By redesignating Subject Property 1 to C-1, the proposed amendment works to implement this objective by facilitating the preservation of existing wetlands and the creation of new wetlands. - Conservation Element Objective 7 Conservation Element Objective 7 stresses the need to work with state, regional and federal agencies to protect listed species and important habitat. The redesignation of Subject Property 1 to C- I combined with other provisions of the DO (native upland plant community preservation, listed species surveys, wetland creation, etc.) work to protect both species and habitat. For that reason, the proposed amendment implements Conservation Element Objective 7. As part of the staff analysis, all policies in the comprehensive plan were considered. Based upon this analysis, staff determined that the proposed land use designation amendment is consistent with the comprehensive plan. The development of Subject Property 2 will cause a loss of environmentally important wetlands. To mitigate that loss, the applicant has agreed to enlarge and conserve a nearby wetland (Subject Property 1). Thus. the negative environmental impacts of development on Subiect Pronertv 2 are balanced by enhancement and conservation of Subject Property 1. For that reason. the proposed amendment would have no significant negative environmental impact. The proposed amendment is consistent with the comprehensive plan, compatible with all surrounding land uses, and will cause no adverse impacts on the environment or the provision of public services. The proposed change increases land use efficiency and facilitates economic development while mitigating environmental impacts through habitat enhancement and conservation. For these reasons, staff supports the request. Based on the analysis, staff and the Planning and Zoning Commission recommend that the Board of County Commissioners transmit this request to DCA. JANUARY 27, 1998 • -22- •