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_ M node boundary and specified each node's subject property that are the subject of were considered at that time and were not and 37th Street Hospital/Commercial Node. mistake nor oversight made in relation to t preparing the comprehensive plan. size. The 20 acres of this amendment request included in the U.S. #1 Therefore, there was no he subject property -when _The third criterion of Policy 13.3 allows the county to amend the land use map if changes in circumstances affecting the subject property have occurred since the 1990 adoption of the comprehensive plan. Such a change could relate to the property itself, such as ..an unforeseen adjacent incompatible use being established or a significant change in adjacent development patterns having occurred. In this case, the subject property will be significantly affected by the future construction of Indian River Boulevard on the site's eastern boundary. The construction of the Boulevard will change the development pattern in this area, as it will isolate the subject property by creating a barrier to the east. By isolating the subject property, the boulevard will separate_ the site from comparably designated land to the east. As a result, the property will become unsuitable for residential development by having intense medical office uses contiguous to the west and a programmed four (4) and ultimately six (6) lane roadway abutting to the east. Staff feels that the construction of the boulevard constitutes a change in circumstances, making the proposal consistent with policy .13.3. -Future Land Use Policy 1.20 Future `Land' Use Policy 1.20 states that nodes shall have a designated size based- on the intended use classification and, service area population, existing land use pattern and other demand characteristics—A. review of this policy with the Future Land Use ' Element reveals that approximately 700 acres of land are currently developed with commercial/ industrial land in the � county.,' :'According to the plan-, approximately 3,000 acres of .land will be needed.for commercial/industrial uses in the future. Since ±5,000 „y acres in the county are designated for commercial or industrial uses,`a surplus of ±2,000 acres of commercial/industrial designated gland .exists in the county. While a change in the land use designation of the subject property from multi -family to commercial will affect these -totals, other considerations must be made. 4�- First, it must. be noted that hospital/commercial nodes are specialized areas with substantially different uses than other types of nodes. Therefore, a comparison of this node with all other nodes in terms of excess commercial acreage must consider this fact. Secondly, the characteristics of the subject property, particularly its physical separation from non -node land to the east by the construction of Indian River Boulevard, affect its potential use. This is a case where the property's inclusion in the node would be warranted based upon its unsuitability for residential development rather than a market need to expand the node. -Future Land Use Policy 1.23 Policy 1.23 of the Future Land Use Element states that no node should be -corlsltlered for expansion unless 70% of the land area (less rights-of-way) is developed, approved for development, or otherwise warranted by the proposed development. The intent of Policy -1.23 is to establish specific criteria for node expansion. Without such criteria, decisions are often arbitrary and inconsistent. The 70% standard then is a measure of whether a node needs to be expanded. For that reason, calculating the developed percent of a node involves determining the acreage characterized by existing development and approved commercial site plans and then dividing that amount by the total node acreage. 35 _ BOOK F';,I;E i0ki E