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Since the proposed amendment was first transmitted to DCA for review, the county has adopted comprehensive plan amendments based on a detailed evaluation and appraisal of the comprehensive plan. Those amendments, which have been found "in compliance" by DCA, have resulted in renumbering and revising many goals, objectives and policies of the plan. 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 policies and objectives. - Future Land Use Element Policy 14.3 In evaluating a land use amendment request, the most important consideration is Future Land Use Element Policy 14.3. This policy requires that one of four criteria be met in order to approve a land use amendment request. These criteria are: • The proposed amendment will correct a mistake in the approved plan; • The proposed amendment will correct an oversight in the approved plan; • The proposed amendment is warranted based on a substantial change in circumstances affecting the subject property; or • The proposed amendment involves a swap or reconfiguration of land use designations at separate sites and, that swap or reconfiguration will not increase the overall land use density or intensity depicted on the Future Land Use Map. The proposed land use amendment meets the policy's third and fourth criteria. In this case, the change in circumstances referenced in the policy's third criterion relates to overall land use efficiency. _ The proposed amendment would allow commercial development, consistent with market demand, while simultaneously increasing publicly controlled conservation areas. Additionally, the proposed amendment will facilitate the enlargement and the enhancement, by the applicant, of an environmentally sensitive wetland. That environmentally sensitive wetland (Subject Propenyl) is currently designated C/I. Because that wetland is more appropriately designated C-1, and does not require a GT land use designation, and because there is a demand for the C/I designation on Subject Property 2, the proposed node reconfiguration would increase overall land use efficiency. By facilitating the creation and public control of the wetlands without a large expenditure of public resources, the proposed amendment is the most efficient manner in which to protect and preserve that land. Therefore, the opportunity to increase publicly controlled conservation areas and to increase environmentally sensitive wetland habitat constitutes a change in circumstances affecting the subject properties. For that reason, the proposed amendment meets the third criterion of Future Land Use Element Policv 14.3. Even more clearly, the proposed amendment meets the policy's fourth criterion. As specifically cited in the policy, the proposed amendment involves a swap or reconfiguration of land use designations at separate sites and, that swap or reconfiguration will not increase the overall land use density or intensity depicted on the Future Land Use Map. In this case, the swap/reconfiguration will result in a decrease the overall land use density/intensity. For those reasons, the proposed amendment meets the fourth criterion of Future Land Use Element Policy 14.3. Because the proposed amendment meets the policy's third and fourth criteria, the proposed amendment is consistent with Future Land Use Element Policy 14.3. - Future Land Use Element Policies 1.3, 3.2, 3.3, 3.4, 7.1, and 7.5; Stormwater Management Sub -Element Policies 1.1 and 1.2; and Capital Improvement Element Policies 3.3 and 3.5 Each of these policies regulates development in flood prone areas. These policies are relevant because, according to FEMA maps, a small portion of Subject Property 2 is within Flood Zone A. Future Land Use Element Policies 1.3, 3.3, and 3.4 require the county to set standards and procedures regarding the development of land in flood prone areas, and to incorporate those standards and procedures into the county's land development regulations. Future Land Use Element Policy 3.2 specifically states that regardless of land use designation or zoning district, no development shall be permitted to exceed established levels of service. Future Land Use Element JUNE 291998 `; -27- E C�� x JF A -6E 7�