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Since the owners of Subject Property 1 do not intend to develop <br />that land with C/I uses, Subject Property 1 can be removed from the <br />node and an equal amount of C/I designated land can be added nearby <br />to meet new demand. Therefore, land use efficiency is increased. <br />Staff's position is that the change in market forces and the need <br />to address such changes constitute a change in circumstances <br />affecting the subject property. Therefore, the proposed amendment <br />meets the third criterion of Future Land Use Element Policy 13.3 <br />and is consistent with Future Land Use Element Policy 13.3. <br />- Future Land Use Element Policy 1.13 <br />Future Land Use Element Policy 1.13 states that the Medium -Density <br />Residential land use designation is intended for areas within the <br />urban service area that are suitable for urban and suburban scale <br />development. These areas should be located in proximity to <br />existing urban centers. <br />Subject Property 1 is located within the urban service area, and is <br />suitable for medium -density urban residential development. The <br />proposed amendment would allow such development on Subject Property <br />1. Therefore, the proposed amendment is consistent with Future <br />Land Use Element Policy 1.13. <br />- Future Land Use Element Policy 1.15 <br />Future Land Use Element Policy 1.15 states that the commercial land <br />use designation should be within the urban service area and is <br />intended for office, retail -trade, service, and similar uses. <br />Adjacent to commercially designated land; near .major roads, and <br />within the urban service area, Subject Properties 2, 3 and 4 are <br />appropriate for commercial uses. The proposed amendment would <br />allow commercial development on Subject Properties 2, 3 and 4. <br />Therefore, the proposed amendment is consistent with Future Land <br />Use Element Policy 1.15. <br />- Future Land Use Element Policy 1.20 <br />Future Land Use Element Policy 1.20 states that nodes shall have a <br />designated size based on the intended use and service area <br />population, existing land use pattern and other demand <br />characteristics. <br />The amount of C/I designated land is based on service area <br />population, the existing land -use pattern, and other demand <br />characteristics. The proposed amendment will not alter the amount <br />of C/I designated land. Therefore, the proposed amendment is <br />consistent with Future Land Use Element Policy 1.20. <br />- Future Land Use Element Policy 1.21 <br />Future Land Use .Element Policy 1.21 states that node boundaries <br />should provide for efficient land uses and maximum use of <br />transportation facilities while eliminating strip development. By <br />adding depth to the existing commercial/ industrial areas associated <br />with Subject Properties 2, 3, and 4, the proposed amendment works <br />to limit strip commercial development along U.S. #1. For these <br />reasons, the proposed amendment is consistent with Future Land Use <br />Element Policy 1.21. <br />JUNE 139 1995 58 <br />b00K FACE <br />