Laserfiche WebLink
sm 96 wH 484 <br />circumstances would need to be documented. Because the subject <br />amendment involves only a re -orientation of future land uses, a <br />physical change in circumstances need not be documented. Io this <br />case, the change in circumstances relates to the property owners' <br />expectations for use of their properties. These expectations are <br />based in part on trends in the vicinity of their properties. <br />Recent development activity in proximity to the subject property <br />has changed market forces affecting the properties. Population <br />growth has continued on the north barrier island, and the Disney <br />Company's proposed 500+ unit Resort Development at the intersection <br />of C.R. 510 and S.R. AlA is under construction.* With approval of <br />the Disney project,- the only commercial property on the north <br />barrier island will be used for residential and hotel uses._ This <br />can be expected to increase demand for C/I designated land along <br />and near C.R. 510. To accommodate the increase in demand for C/I <br />designated land in that part of the county, without increasing the <br />amount of C/I designated land, nearby C/I nodes can be adjusted. <br />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 />popul-Mian, existing land nee pattern and other demand <br />characteristics. <br />100 <br />October 24, 1995 <br />