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I MAY '2 1 19M BOOK 8113 PAAil The most important policy to consider for consistency with the county's Comprehensive Plan is Future Land Use'Policy 13.3. That policy requires that one of three criteria be met in order to approve a comprehensive plan land use amendment. These criteria are: * an oversight in the approved plan * a mistake in the approved plan * a substantial change in circumstances affecting the subject property The staff Is -of the opinion that the proposed land use amendment does -not meet any of the three criteria. Prior to the adoption of the comprehensive plan on February 13, 1990, the subject property's land use designation was -mixed use. .The 1982 comprehensive plan explains that the mixed use district designation is for areas with no dominant land use pattern. Old Dixie was identified as one such area because of its mix of 'residential, commercial and industrial uses. For all such mixed use areas, the 1982 plan provided that zoning would control land use. The plan also stated that zoning should be established based upon the predominant land uses in the area. For ,:,the Old Dixie area, this has historically resulted in residential :`zoning on the west side of Old Dixie Highway and non-residential on the east. One exception to that pattern is the area north of the subject property which is an extension of the 12th Street/Old Dixie commercial area. Even in this case, 9th Street has served as a dividing line between commercial and residential development. With the adoption of the revised comprehensive plan, the mixed use district land use designation was eliminated. Areas formerly designated as mixed use were designated as either residential or commercial/industrial in the new plan. Since the west side of Old Dixie Highway on the south side of 9th Street, including the subject property, was zoned for and developed as residential, the ,new land use plan designated this area as L-2 for low density ;residential uses. Since the comprehensive plan was adopted in February 1990, no changes have occurred which would warrant amending the plan for the subject property. Historically, residential development has been feasible on the west side of Old Dixie, and it still is. In fact, single-family residences exist on the west side of Old Dixie to the south of the subject property almost the entire length of the road. Changing past policy and amending the plan for this request would affect every other parcel on the west side of and abutting Old Dixie. Since circumstances are not substantially different for other such parcels, it is anticipated that approval of the subject request would create a domino effect and result in changing the entire west side of Old Dixie to commercial. The proposed land use change would also be inconsistent with Future Land Use Policy 1.21. This policy states that node boundaries are designed to eliminate urban sprawl, and strip development, and to Provide for maximum use of transportation and public facilities. Staff feels that a change in. the subject property's land use designation would contradict Policy 1.21. The predicted domino effect caused by the change in land use of the subject property would encourage strip development along Old Dixie Highway and defeat the purpose of the node boundary designation. Another consideration relating to the proposed request is the amount of commercially designated land already existing within the unincorporated portion of Indian River County. Currently, the county has 5,300 acres of commercially and industrially designated land. Of that, only approximately 2,800 acres of the commercial/ industrial land is projected to be needed for the county by the year'2010, leaving ± 2,500 excess acres of commercially designated land. That indicates that no additional commercially designated land is needed at present. 40 M