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On March 19, 1996, the Board of County Commissioners voted 4 to 0 redesignate the subject property from L-2, Low -Density Residential -2 (up to 6 units/acre), to M-1, Medium -Density Residential -1 (up to 8 units/acre); and to rezone the site from A-1, Agricultural District (up to 1 unit/5 acres), to RM -8, Multiple -Family Residential District (up to 8 unitstacre). On May 13, 1999, the Planning and Zoning Commission granted site plan approval for a 153 unit multiple -family project on the subject property. On April 11, 2000, the Board of County Commissioners extended the expiration date of that site plan approval to May 13, 2001. That site plan has not yet been released for construction. Although the number of plan amendments that a local government may consider is not limited, the frequency with which local governments can amend their comprehensive plan is regulated by state law. According to Florida Statutes, plan amendments are limited to twice per calendar year. For that reason, the county accepts general plan amendment applications only during the `window" months of January and July. In this case, the subject application was one of four applications submitted during the January 2000 window. The procedures for reviewing comprehensive plan amendments involve several steps. First, the Planning and Zoning Commission, as the Local Planning Agency, conducts a public hearing to review the request. The Commission has the option to recommend approval or denial of the Comprehensive Plan amendment request to the Board of County Commissioners. Also, the Planning and Zoning Commission may recommend approval of or deny any associated rezoning request. If the rezoning request is denied, only the land use amendment request is forwarded to the Board, unless the denial to rezone is appealed Following Planning and Zoning Commission action, the Board of County Commissioners conducts two public hearings. The first of those hearings is for a preliminary decision on the land use amendment request. At that hearing, the Board determines whether or not the land use amendment warrants transmittal to the Florida Department of Community Affairs (DCA) for further consideration. A Board of County Commissioners decision not to transmit the land use amendment to DCA constitutes denial of both the land use amendment and rezoning requests. If the land use amendment is transmitted, DCA conducts a review which includes soliciting comments from the Treasure Coast Regional Planning Council, several state agencies, and neighboring local governments. After its review, DCA compiles its objections, if it has any, in an Objections, Recommendations, and Comments (ORC) Report, and transmits that report to the county. After staff addresses any issues that were raised in the ORC Report, the second and final Board of County Commissioners public hearing is conducted. The Board takes final action to approve or deny the land use amendment and rezoning requests at that time. If the Board approves the requests, the effective date of the adoption ordinances is when the land use amendment is found "in compliance" by DCA. Planning and 7.oning Cnmmiscion Action On May 11, 2000, the Planning and Zoning Commission voted 6 to 0 to take the following actions: 1) Recommend that the Board of County Commissioners deny this request to redesignate the subject property; and 2) Deny the request to rezone the subject property. JULY 119 2000 -106- QK 114 PG 122