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L_J While all comprehensive plan objectives and policies are important, some have more applicability than others in reviewing plan amendment and rcwmng requests. Of particular applicability for this prposed amendment are the following policies. • Future Land Use Element Policy 14.3 requires that one of four criteria be met in order to approve a land use went- One of those criteria is that the proposed amendment is warred based on a substantial change in circumstances affecting the Object ProPertY• The proposed land use ami meets that criterion based on a significant increase in demand for health care services. That demand is indicated by demographic shins and by the fact that 820/6 of the node is currently developed. For those reasons, the proposed amendment is consistent with Future Land Use Element Policy 143. • Future Land Use BamenrPolicy L15 sees that titre CQ land use mon shall be applied to those stens which are suitable for urban scale development and intensitum and are looted within the urban service area and new existing urban centers. Located within the urban service area, adjacent to an existing C/I node and to three major roads, and served by centralized water and wastewater facilities, the site meets the policy's criteria for C/I designation. For those reasons, the proposed amendment is consistent with Future Land Use Element Policy 1.15. • Future Land Use Bement Policy 1.22 states that no node shall be expanded unless 70'/6 of the node is developed. According to the County's Data Source, the subject node is 82% developed. Therefore, the proposed amendment is consistent with Future Land Use Element Policy 122. • Future Land Use Element Policy 1.20 states that node size shall be based on population and other demand characteristics within the general market area of the node, the fact that the subject node is already 8216 developed and is the one of the fastest developing nodes in the county demonstrates that there is demand for additional land in that node. For those reasons, the request is consistent with Future Land Use Element Policy 120. As part of its consistency analysis, staff compared the proposed request to all the objectives and policies in the plan and found no conflicts. Therefore, the proposed amendment is consistent with the comprehensive plan. Crated primarily to accommodate the haft= industry, the US #1 and 3716 Street Medical/Commercial Node is one offt county's major employment meters. Two factors indicate the need to expand the node at this time. First, the healthcare industry is expected to continue to grow rapidly and to continue to be an important part of the county's economy. Second, the amount of developable land currently in the node is limit. As previously noted, the county's CommerciaUindustrisl Data Source indicates that 820/6 of the node has already been developed. Other circumstances that limit developable lard in the node include the fact that one entity, Indian River Memorial Hospital, owns most of the node's undeveloped land, and that much of the node consists of undevelopable wetlands. In the past, the county's policy has been to concentrate medical uses together within a node. This strategy has been beneficial to both the county and to the healthcare industry. In contrast to the residentially devdoping land south of the node, land north of the node is currently undeveloped, except for cines groves. For that reason, logical expansion of the node is to the north. This will facilitate compatibility and the concentration of medical uses. The site is located within the urban service area, along three major roads, and has water and wastewater service available. The site is adjacent to arapidly developing node which is already 82% developed. The analysis has demonstrated a need for node expansion, and has demonstrated that the proposed amendment is consistentwiththe goals, objectives, andpoliciesoftbe comprehensive plan. Finally, it is not anticipated that adoption of the proposed amendment would result in development that would lower the level of service of county facilities. Change the east *67 aces of the tM2 acre tract located at the northeast corner of 53rd Street and US #1 from C/I to M-1. MARCH 10, 1998 • AA p� p ��