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M M Policy 1.23 Policy 1.23 of the Future Land Use Element provides criteria for node expansion. This policy states that no node should be considered for expansion unless 70% of the land area (less rights- of-way) is developed or approved for development, or otherwise warranted by the proposed development. This policy is applicable to all nodes designated on the Future Land Use Map. Since there are more than 5,000 acres of land within all the nodes throughout the county, policy 1.23 will be applicable to 51000 plus acres of land. The purpose of this policy is: To control node expansion and the amount of land designated as commercial or industrial within the County. Specifically, this policy ensures that the amount of commercial/industrial land in the county corresponds to the projected need. To provide criteria for node expansion. The county has designated certain land area for commercial and industrial uses and will allow additional commercial/ industrial land if certain criteria are met. The intent of this policy is to set forth those conditions which justify node expansion. 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. Through implementation of policy 1.23, several problems and/or issues have arisen. Some of these were identified by DCA during their review of previously submitted plan amendment requests, while others have become evident through staff's work with the comprehensive plan and staff's interaction with applicants. As adopted, policy 1.23 does not specify a methodology to be used for node acreage determination. Consequently, staff and applicants for node expansion have applied different methodologies to determine node acreage and have obtained different results. While the County staff has made its node acreage determinations utilizing the property appraiser's tax map, node expansion applicants have employed other methods such as the use of aerial photos, planimeters or surveys. The result has been slightly different acreage figures with each method. Since the major purpose of the policy is to ensure that a node -is sufficiently developed to warrant expansion, then what constitutes the developed portion of a node becomes important. As written, the policy does not provide sufficient guidance for determination of the developed percentage of a node. This, like the node size issue, has led to problems. Finally, policy 1.23 does not specify what circumstances would justify a node expansion request to be "Otherwise warranted". Policies 1.19 and 4.3 Policy 1.19 indicates that commercial and industrial land uses are designated as nodes or corridors. Policy 4.3 also refers to nodes and corridors. In reality, there is no distinction between a node and a corridor, and the same criteria apply to both. It is confusing to utilize different terminology for the same concept. 119 BOOK.')