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r, BOOK 1017 PACE 113 a swap or a reconfiguration of land uses at separate sites. Staff's position is that this land use amendment request does meet the first and second criteria of policy 14.3. When the Comprehensive Plan was approved on February 13, 1990, the plan assigned a medium - density residential land use designation to the subject property. This was an oversight of that plan. At the time of plan adoption, the subject area was part of Hillcrest Subdivision, and the property was platted into five separate lots along 24`h Avenue. Being part of that residential subdivision, it was anticipated that the land would be developed for residential uses. To date, 24`h Avenue has not been constructed and the subject area remains vacant of residential uses. The proximity of the FEC railway as well as the agricultural packing houses, which are in a CH, Heavy Commercial, zoning district, have precluded residential development of the subject area. Throughout the county, much of the land adjacent to the FEC railway has a commercial/industrial land use designation. The sound and vibration of a train in motion are less intrusive on commercial or industrial uses than on residential uses. In some cases, commercial/industrial uses can even act as a buffer between residential uses and the railway. Therefore, staff s position is that the residential designation of the subject property was also a mistake of the 1990 plan. Based on the aforementioned facts, this request meets both the first and second criteria of policy 14.3 Future Land Use Policy 1.15 This policy defines the areas that are suitable for a commercial/industrial land use designation. Suitable areas must be within the urban service area and near existing urban centers. The subject property meets these criteria because it is within the urban service area and is near an existing urban center. The subject property is in Gifford, an urban area that could be serviced by various commercial/industrial uses that might locate on the subject property. Future Land Use Policy 1.18 Policy 1.18 requires that commercial/industrial nodes be located along roads with functional classifications appropriate to the level of activity. Being bordered on the north by 45" Street, an urban collector roadway, the site will have adequate access for any commercial/industrial uses that may locate on the subject property. Future Land Use Policy 1.22 Future Land Use Element Policy 1.22 states that 70% of the land area of a C/I node should be developed with non-residential and non-agricultural uses before that node is considered for expansion. The intent of this policy is to regulate increases in the amount of C/I designated land. This policy also defines the criteria necessary to be able to expand a C/I node when less than 70% of the node is developed with non-residential and non-agricultural uses, or approved for non- residential and non-agricultural development. One such criterion allows expansion of a node if the expansion is necessary to accommodate a substantial change in circumstances affecting a property adjacent to the node, where said change has had the effect of making the property unsuitable for residential use. According to the County's Commercial/Industrial Data Source, the U.S. 1 C/I node, from 38`h Lane to 49`h Street, which is adjacent to*the subject property, is ±43.5% developed with non-residential and non-agricultural uses. For this node to expand, one of the exemption criteria of Future Land Use Policy 1.22 must be met. Originally platted in 1952 as part of Hillcrest Subdivision, the subject property was intended for residential development. In 1952, the subject property was surrounded by vacant land. Since that time, a substantial change in circumstances has occurred affecting the subject property. Agricultural September 22, 1998 46