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F_ BOOK c7? EA Jr. 1639 APR .12 requires that one of three criteria be met in order to approve a land use amendment request. These criteria are: • a mistake in the approved plan; • an oversight in the approved plan; or • a substantial change in circumstances affecting the subject property. Future Land Use Element Policy 13.3 is especially important when evaluating land use amendment requests to increasedensity or intensity. — _Compared to such requests, amendments that do not increase density or intensity warrant a lower level of scrutiny. In this case, the subject request is for a minor node reconfiguration which actually decreases the overall land use intensity. With respect to Policy 13.3, staff feels that the proposed land use amendment meets the policy's third criterion. For typical amendment requests, substantial evidence justifying a change in circumstances would need to be documented. Because the subject amendment involves only a re -orientation of future land uses, a physical change in circumstances need not be documented. In this case, the change in circumstances relates to the property owner's expectations for use of his properties. These expectations are based in part on trends in the vicinity of his properties. Recent development activities in proximity to the subject property have changed market forces affecting the properties. Population growth has continued on the north barrier island, and the Disney Company's proposed 599 unit Resort_ Development at the intersection of C.R. 510 and S.R. AlA has been approved. With approval of the Disney project, the only commercial property on the north barrier island will be used for residential and hotel uses. This can be expected to increase demand for C/I designated land along C.R. 510. To accommodate the increase in demand for C/I designated land along C.R. 510 without increasing the amount of C/I designated land, nearby C/I nodes can be adjusted. It is staff's position that the change in market forces and the need to address such changes constitute a change in circumstances affecting the subject property. Therefore, the proposed amendment meets the third criterion of Future Land Use Element Policy 13.3 and is consistent with Future Land Use Element Policy 13.3. - Future Land Use Element Policy 1.11 Future Land Use Element Policy 1.11 states that the Low -Density Residential land use designation is intended for areas within the urban service area that are suitable for urban and suburban scale development. These areas should be located in proximity to existing urban centers. Subject Property 2 is located within the urban service area, and is suitable for low-density urban residential development. The proposed amendment would allow such development on Subject Property 2. Therefore, the proposed amendment is consistent with Future Land Use Element Policy 1.11. - Future Land Use Element Policy 1.15 Future Land Use Element Policy 1.15 states that the commercial land use designation should be within the urban service area and is intended for office, retail trade, service, and similar uses. M ElI?