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NOV 17 lo -o BOOK 8 8 FnuE 5.6 Based upon this analysis, it was determined that the total non - agriculturally and non -residentially developed land in the node constitutes approximately 39% of the node acreage. This is less than the 708 standard set by policy 1.23. However, policy 1.23 states that a node that is less than 708 developed may be 'expanded if otherwise warranted. Policy 1.23 specifically states that otherwise warranted may include certain conditions. One such condition is as follows: Expansion of a node is necessary to accommodate a substantial change in circumstances affecting a property adjacent to the node, where said change has had the effect of making the Property unsuitable for residential use. Such change could include establishment of an adjacent, incompatible use, or a significant change in adjacent development patterns due to an act of government such as road development and expansion. Since the extension of Indian River Boulevard, the widening of 53rd Street, and the expansion of the 53rd Street/U.S. Highway #1 intersection constitute substantial changes in circumstances affecting the subject property, and these changes have had the effect of making the property unsuitable for residential use, the subject request is consistent with policy 1.23. - Future Land Use Policy 1.24 Future Land Use Policy 1.24 states that any property redesignated commercial through a land use plan amendment shall revert to its former designation if construction on the site has not commenced within a two year period, unless such timeframe is modified by the Board of County Commissioners as part of a development agreement. This policy decreases land speculation, and helps ensure that demand for additional C/I designated land is present before requests to expand nodes are approved. It also allows for the correction of nodes mistakenly expanded in the absence of demand for more C/I'designated land. In this case, policy 1.24 will provide an incentive for the property to be developed if it is redesignated C/I. Compatibility -with the Surroundina Area It is staff's position that the subject property will be difficult to develop either residentially -,,or commercially because of its size. With a commercial land use designation the subject property would be compatible with most surrounding property. The land to the north and west of the subject property is designated for commercial and industrial uses on the county's future land use map, and commercial uses are already established on the adjacent properties to the south and north of the subject property. The principal impacts of commercial development on the subject property will be on the residentially designated land, presently used for groves, to the east of the subject property. There are, however, several circumstances which would serve to mitigate the potential impacts associated with this request. The first relates to the size of the parcel itself. Because the subject property is so small, development on it will be correspondingly small. Therefore, the impacts associated with commercial development on the subject property, such as traffic generation and noise, will also be relatively small. Also, since the adjacent residentially designated property is presently undeveloped, the site design for that property can address the existence of an adjacent commercial use. 52 M - sI M