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S 4§y lyh V" xL „x9,zi F'L' . 'iL '*`F,y 'n's :: x, y . a k. FS k : t '?r• ` 5#^ » #"sr" Y=' tii. T. s r s 7 r a F n, .. .. . . ... v'"t;.. _»F r .... . . . y.,.,.4.. i> y,- ff.' s. ' uwe 'fwd ,. fm ..,:=-•r`-s fav: .,'`Ai,.z...,+. . .q.y+ s 'a K .,. . gw : . ;;'` $ s.p''?S''W` Y Future Land Use Policy 1 . 18 Policy 1 . 18 requires that commercial/industrial nodes be located along roads with functionalclassificationsappropriatetothelevelofactivity . Being bordered on the north by 415` Street, anurbanminorarterialroadway , the subject property has adequate access to accommodate anycommercial/industrial uses . Additionally, 41 " Street has the appropriate functional classification andcapacitytoaccommodatetrafficthatmaybegeneratedbyacommerciaUindustriallanduse . Forthosereasons , the subject request is consistent with Future Land Use Policy 1 . 18 . Future Land Use Policy 1 . 22 Policy 1 . 22 of the Future Land Use Element states that no node should be considered for expansionunless70 % of the land area (less rights - of- way) is developed , or approved for development, withgnon - aricultural and non-residential uses , unless otherwise warranted . The intent of Future Land Use Element Policy 1 . 22 is to establish specific criteria for noexpansion . Without such criteria, decisions are often arbitrary and inconsistent. The 70 % standard,then , is a measure of whether a node needs to be expanded . According to the County ' sCommercial/Industrial Data Source , the subject node is 36 % developed . As stated in Policy 1 . 22 , however, a node that is less than 70 % developed may be considered forexpansionifotherwisewarranted . Policy 1 . 22 states that otherwise warranted may include , " .accommodating a substantial change in circumstances . . . where said change has had the effect ofmakingthepropertyunsuitableforresidentialuse . " As noted earlier, the 1998 redesignation of land to the east of the subject property was a substantialchangeincircumstancesthathashadtheeffectofmakingthesubjectpropertyunsuitableforresidentialuse . For that reason, the subject request is consistent with Future Land Use Policy 1 . 22 . Summary of Consistency with the Comprehensive Plan While the referenced objectives and policies are particularly applicable to this request, otherComprehensiveplanpoliciesandobjectivesalsohaverelevance . For that reason , staff evaluatedthesubjectrequestforconsistencywithallplanpoliciesandobjectives . Based upon that analysis ,staff determined that the request is consistent with the Comprehensive Plan . Compatibility with the Surrounding Area Staffs position is that commercial/industrial development on the subject property would result infewerincompatibilitiesthanresidentialdevelopmentonthesite . Because the site is bordered on thesouthandeastbyC/I designated land , the request is for the continuation of an existing land usedesignationpattern . Residential development on the subject property would be particularly impacted by noise and trafficgeneratedbyadjacentandnearbyusessuchastheairport, the jail , and industrial uses to the southandeast. In contrast to residential development on the site , the industrial and institutional usessurroundingthesubjectpropertywouldhavelittleimpactoncommercialorindustrialdevelopmentonthesubjectproperty . Although site design features such as additional buffering may partiallymitigateimpactsonresidentialprojects , the added costs of those features may render a projectunfeasible . This is especially relevant to affordable and lower cost housing projects which are mostfeasibleforthesubjectproperty . The primary impacts of CII development on the subject site would be on the residentially designatedParcelstothenorthofthesubjectproperty . Those parcels can be grouped into two areas . The firstareaconsistsofthefoursingle - family houses on approximately 1 acre wooded lots located along the October 16 , 2001 55 r x d xh a i