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NOV 19 1991 preparation, and the node's size should have been increased at that time. 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. In this case the subject property is ',surrounded on two sides by vacant land, buffered from a mobile home park on another side, and adjacent to buffered commercials development on one side; therefore, no incompatible uses have been iestablished on adjacent property. Alternately, a change in circumstances affecting the subject property could occur if substantial development took place in the surrounding area since the adoption of the Comprehensive Plan in February, 1990. An example of this would be the approval of several site plans for property within the Roseland Road/U.S. #1 Hospital -Commercial Node. TO date, no site plans have been submitted to planning staff for review since the adoption of the comprehensive plan in Februaly, 1990; therefore, no change in circumstances affecting the subject property has occurred since plan adoption. -Future Land Use Policy 1*23 Policy 1.23 of. the Future Land Use Element states that no node should be considered 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. The purpose of this policy is to relate node expansion to the needs of the market area of the node. As with any comprehensive plan change, node expansion must be supported by adequate data and analysis. In node expansion cases, that data and analysis relates to the supply and demand of commercial/ industrial land in specific areas of the county. If 70% of a node is built, this is an indicator of'need for'additional commercial and industrial land in the node. 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 percent of a node that. is developed involves determining the acreage characterized by approved commercial site plans and then dividing that amount by the total node acreage. When the Comprehensive Plan was adopted, a general calculation of acreage was made for each node., At that time the county looked at each. commercial node and established each node's size based upon the amount of existing development and potential growth projected through the year 2010. The Roseland Road/U.S. #1 Hospital - Commercial Node was established at ±120 acres of land. During preparation of the Comprehensive Plan, county staff did not have the opportunity to determine exact size ca-lculations for each node. At that time the size of each 1, node was set using an estimate of overall node acreage and lessiog out right-of-way. When the subject request was submitted, staff needed to determine whether or not the request met the 70% development criterion to 11 qualify for node expansion. iStaff undertook this analysis by compiling a list of all parcels; in the node, obtaining the acreage -- of each parcel from the Property Appraiser's tax maps, and aggregating these acreage amounts. By. using this method, staff Calculated the node's size to be approximately 129 -acres. Since the 129 acres substantially exceeded the original figure of 120 acres established as the node size and because the tax maps are known to be inaccurate, planning staff requested that the County Surveyor calculate the acreage of the node. Using the node legal description, an aerial photo and a planimeter, the surveyor determined the node size to be 122 acres 26