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As mandated in Future Land Use Element Policy 1. 17, county land development regulations contain standards for commercial/industrial development. Those standards limit the intensity of commercial/industrial development throughout the county. Therefore, through Future Land Use Element Policy 1.17, the county has intensity standards for commercial/industrial development. Because any commercial /industrial development on either subject property would be subject to those standards, the request is consistent with Future Land Use Element Policy 1.17. - Future Land Use Element Policy 1.20 Future Land Use Element Policy 1.20 states that nodes shall have a designated size based on the intended use, service area population, existing land use pattern and other demand characteristics. The amount of GT designated land is based on service area population, the existing land use pattem, and other demand characteristics. The proposed amendment will not alter the amount of C/I designated land. Therefore, the proposed amendment is consistent with Future Land Use Element Policv 1.20. - 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 1.22 Future Land Use Element Policy 1.22 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 1.22's 70% developed standard does not apply to this amendment. - Economic Development Element Policy 43 Economic Development Element Policy 4.3 states that the county shall evaluate the size and location 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 4.3. - 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 states that there will be no reduction in the critical habitat of endangered or threatened species of animals and plants in Indian River County. By working to ensure the permanent conservation of Subject Property 1, the proposed amendment works to achieve Conservation Element Objective 7. As part of the staff analysis, all policies in the comprehensive plan were considered. Based upon that analysis, staff determined that the proposed land use designation amendment is consistent with the comprehensive plan. Construction of the portion of the proposed DRI located south of Subject Property 2 will cause a loss of environmentally sensitive wetlands. To mitigate that loss, the applicant has agreed to enlarge and conserve a nearby wetland on Subject Property 1. Thus, the negative environmental impacts of construction of the portion of the proposed DRI located south of Subject Property 2 are balanced by enhancing, enlarging and preserving wetlands on Subject Property 1. For that reason, the proposed amendment would enhance environmental quality. JUNE 291998 -29- c'C: