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M Based upon its analysis, the staff feels that the proposed land use amendment meets the criteria as stated above. On February 13, 1990, when the current Comprehensive Plan was approved, the plan assigned commercial uses to commercial nodes. These nodes were designated various sizes to reflect commercial demand within the -general market area of the node. Additionally, these nodes were established in certain areas to incorporate lands deemed suitable for commercial development. While the subject property was considered in the aggregate with other properties and was not included in the original node, a case could be made that there was no mistake nor oversight in the Comprehensive Plan. In fact staff's original position was that no mistake of oversight had occurred. Based upon Planning and Zoning Commission input, staff now feels that the current land use designation of the subject property does reflect a mistake or oversight. The specific mistake or oversight reflects the failure to consider the small size of the subject property and the constraints of developing a parcel of this size in this location residentially. Staff feels that if the subject property had been evaluated separately during plan development that the parcel would have been designated C/I. 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. In this case, the proposed expansion of Indian River .Boulevard to 53rd.Street constitutes a change that will affect this parcel directly. While the construction of Indian River Boulevard was programmed prior to plan adoption and therefore does not constitute a change, the proposed improvement of the 53rd Street/U.S. Highway #1 intersection is a change whose magnitude and effect on the subject property was not recognized during plan adoption. This expansion will have a substantial negative impact on any potential residential development on the subject property. Therefore, the third criterion of policy 13.3 has also been met, and the subject request is consistent with policy 13.3. - 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 701 of the land area (less rights of way) is developed or approved for development with non-agricultural and non-residential uses, or otherwise warranted by the proposed development. The intent of Policy 1.23 is toestablish specific criteria for node expansion. Without such =criteria, decisions are often arbitrary and inconsistent. The 701 standard then is a measure of whether a node needs to be, expanded. When the subject request was submitted, staff undertook an analysis to determine whether or not the request met the 701 development criterion to qualify for node expansion. Staff proceeded with 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. Using this method, staff determined that the total acreage in the node was 257 acres. Once the total node acreage was established, the next step was to determine the percent developed with non-agricultural and non- residential uses. Again, the staff used the Property Appraiser's information to do this. Based upon tax and use codes, staff determined which parcels were developed or approved for development with non-agricultural and non-residential uses, and then calculated the acreage of these parcels. Using this method, staff determined that the total non -agriculturally and non -residentially developed or approved to be developed acreage in the node was 101.8 acres (24.3 acres developed and 77.5 acres approved for development). 51 L_NOV 17 1992 BOOK 88 P �E 55