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MAY 0 5 .1997 BOOK 8� FADE 0 0FU * an oversight in the approved comprehensive plan, or * a substantial change in circumstances affecting the subject property Based upon staff determination, this land use amendment does meet one of the three criteria as stated above. The first two criteria allow the county to approve a request to amend the land use map only if a mistake or oversight was made regarding the property during preparation of the comprehensive plan. While preparing the comprehensive plan, the county analyzed each commercial node and its market area and determined node size based upon the amount of existing development and potential growth projected through the year 2010 within the general market area of the node. From this research, the county then established each node boundary and specified each node's size. The 20 acres of subject property that are the subject of this amendment request were considered at that time and were not included in the U.S. #1 -and 37th Street Hospital/Commercial Node. Therefore, there was no mistake nor oversight made in relation to the subject property when preparing the comprehensive plan. 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 less suited to 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 31000 acres of land will be needed for commercial/industrial uses in the future. Since ±5,000 acres in the county are designated for commercial or industrial uses, a surplus of ±2,000 acres of commercial/industrial designated land exists in the county. While a change in the land use designation of the subject property from residential to commercial will affect these totals, other considerations must be made. 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 lack of suitability for residential development rather than a market need to expand the node. 48 M