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rp 7 BOOK 99 mu 755 The site also has access to 98th Avenue. North of SR 60, 98th Avenue is an unpaved local road. - Subject Property 2 9th Street S.W. (Oslo Road) and 13th Street S.W. (Kelly Road) provide access to Subject Property 2. Oslo Road is a two-lane paved road with 60 feet of existing public road right-of-way and is classified as an urban principal arterial on the future roadway thoroughfare plan map. This segment of Oslo Road is programmed for expansion to 80 feet of public road right-of-way by 2010. The portion of 13th Street S.W. that abuts the site is a two-lane unpaved road with 30 feet of existing public road right-of-way and is classified as a collector on the future roadway thoroughfare plan map. This segment of 13th Street S.W. is programmed for expansion to 60 feet of public road right-of-way by 2010. ANALYSIS In this section, an analysis of the. reasonableness of the application will be presented. Specifically, this section will include the following: • a discussion of node reconfiguration; • an analysis of the proposed expansion of the Urban Service Area; • an analysis of the proposed amendment's impact on public facilities; • an analysis of the proposed amendment's compatibility with the surrounding area; • an analysis of the proposed amendment's consistency with the comprehensive plan; and • an analysis of the proposed amendment's potential impact on environmental quality. Discussion of Node Reconfiguration - Standard of Review Unlike most land use designation amendment requests, this request does not involve an increase in land use intensity. As proposed, the request involves a minor reconfiguration, rather than an expansion, of commercial/industrial nodes. For this reason, the subject request can be characterized differently from most plan amendments. Typically, plan amendments involve increases in allowable density or intensity of development. As such, the typical amendment would result in impacts to public facilities and changes to land use patterns. Consequently, both the county comprehensive plan and state policy dictate that a high standard of review is required for typical plan amendments. This standard of review requires justification for the proposed change based upon adequate data and analysis. The subject amendment, however, differs significantly from a typical plan amendment request. Instead of proposing density or intensity increases, the subject amendment involves only a locational shift in future land uses with an overall decrease in land use intensity. Staff's position is that these different types of plan amendments warrant different standards of review. Since the typical type of amendment can be justified only by challenging the projections, need assessments, and standards used to prepare the original plan, a high standard of review is justified. For amendments involving just shifts in land uses and no intensity/density increase, less justification is necessary. This recognizes that no single land use plan map is correct and, in fact, many variations may conform to accepted land use principles and meet established plan policies. Another consideration involves the purpose of the county's three C/I nodes along I-95. In contrast to other nodes which are located and sized based on market area, these nodes were established for economic development purposes to attract industry and manufacturing employment to the county. Since these nodes, in aggregate, serve the entire county, they function as one node with a countywide NOVEMBER 12, 1996 90