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MAY 15 1985 BOOK 60 f -AGUE 982 Future Land Use Pattern The Comprehensive Plan designates the subject property and the land northeast, southeast, and southwest of it as MD -1, Medium -Density Residential 1 (up to 8 units/acre). The land northwest of the subject property is designated as LD -1, Low -Density Residential 1 (up to 3 units/acre). While the Comprehensive Plan designates these properties as MD -1, existing -land use in this area, as well as other conditions, indicate that the appropriate land use designation for the site should be industrial. While the subject property contains industrial uses and there are other industrial uses in the area, this property is not in or near an industrial node. However, there is a provision in the Comprehensive Plan that states: "Certain parcels of land which do not conform to the policies for nodal development, but can be demonstrated to be suitable for commercial or industrial development and otherwise meet the performance standards described in this element, may receive consideration by the Board of County Commissioners for commercial or industrial zoning classification." These parcels of land do meet the performance standards for industrial land which are listed in the Comprehensive Plan. Generally, there are only two circumstances which justify a change in the land use designation of a parcel of land. The first is a change in conditions affecting the land in question. The second is the identification of factors not considered when the plan was initially prepared which would warrant a change in the land use designation of the parcel in question. Since these parcels of land were not considered separately during the process of preparing the Plan, the specific factors affecting the future use of this land were not considered at that time. In assessing whether or not the land use plan designation for this site is appropriate, the.staff has found that specific conditions, not generally applicable to the other land designated MD -1 in this area, apply to this site. RECOMMENDATION Based on the above analysis, including the industrial location provisions of the Comprehensive Plan, the existing land uses in this area, and the Planning and Zoning Commission's recommendation, staff recommends approval. I Planner Shearer noted that individuals in this area have expressed an interest in either continuing with or establishing industrial use in this area. While it is zoned M-1, the Land Use Plan has it designated medium density residential. After looking at the area, staff found part of the property does have indus- trial uses now and believe the in -fill would be more appropri- ately used for industrial. Staff, therefore, feels these parcels do meet the special provision in the Comprehensive Plan and suggest the Board invoke that provision so the land owners 51