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Future Land Use Element Policy 14.3 The most important policy to consider in evaluating a plan amendment request for consistency with the county's Comprehensive Plan is Future Land Use Element Policy 14.3. This policy requires that at least 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 involves a swap or reconfiguration of land uses 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; or • the proposed amendment is warranted based on a substantial change in circumstances affecting the subject property. Staffs position is that this land use amendment request does not meet any of the criteria of Future Land Use Element Policy 14.3. Since June of 1991, the Comprehensive Plan has assigned an agricultural land use designation to the subject property. The AG -1 land use designation was assigned for the following reasons: • The predominant land use in the south part of the county, along the west side of 58' Avenue, was agricultural; • The subject property was within a large flood hazard area, and • Based on population projections, an oversupply of urban designated land, both residential and commercial/industrial, existed in the county. The county's Evaluation and Appraisal Process, implemented during the 1996 to 1998 time period, affirmed the above circumstances. Based on the development characteristics listed above, the property's land use designation assigned in 1991 was correct then, was affirmed in the county's Evaluation and Appraisal Report, and still is correct today. For these reasons, there was no mistake nor oversight in the Comprehensive Plan. Additionally, the request does not involve a swap of land use designations as required to meet Policy 14.3's third criterion. Policy 14.3's fourth criterion requires a substantial change in circumstances affecting the subject property to justify a future land use map amendment. In fact, there have been two changes near the site. The first is the redesignation of 15 acres located north of the subject property on the north side of the Main Canal from M-1 to C/I. The other change is the expansion of 58' Avenue from 2 lanes to 4 lanes. The redesignation of the 15 acres does not substantially affect the subject property. The westem.half of the redesignated site is a stormwater retention pond. The eastern half is currently vacant. Any development on that site is subject to the provisions of the SR 60 Corridor Plan. Given the existing uses on both the existing and the subject properties and the 300 feet of physical separation provided by the Main Canal, it is unlikely that the redesignated property will impact the subject property. Nevertheless, given the ±30.8 acre size of the subject property and the ±7.5 acre size of the redesignated property, potential impacts, if any, can be mitigated through buffering and site design. JULY 11, 2000 nu 11 143