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parcel of this size in this that if the subject -property plan development, the parcel location residentially. Staff feels had been evaluated separately during would have been desianated 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 70% 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 to establish specific criteria for node expansion. Without such criteria, decisions are often arbitrary and inconsistent. The 708 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 70% 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 size of 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). Based upon this analysis, it was determined that the total non - agriculturally and non -residentially developed land in the node constitutes approximately 398 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. 85 So 6AMAY5 1993 Roos �Acr.s