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• • urban minor arterial roadway. the subject property has adequate access to accommodate any commercial/industrial uses. Additionally, 41' Street has the appropriate functional classification and capacity to accommodate traffic that may be generated by a commerciaUindustrial land use. For those reasons. 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 expansion unless 70% of the land area (less rights-of-way) is developed. or approved for development, with non-agricultural and non-residential uses. unless otherwise warranted The intent of Future Land Use Element Policy 1.22 is to establish specific criteria for node expansion. 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 Count's CommerciaUlndustrial 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 for expansion if otherwise warranted. Policy 1.22 states that otherwise warranted may include but not be limited to changes in circumstances affecting property adjacent to a node. As described above. the adoption of noise impact overlay zones and regulations for development within those zones constitutes a change in circumstances affecting the subject property. 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. other Comprehensive Plan policies and objectives also have relevance. For that reason. staff evaluated the subject request for consistency with all plan policies and objectives. Based upon that analysis staff determined that the request is consistent with the Comprehensive Plan. Compatibility with the Surrounding Area Staffs position is that commercialindustrial development on the subject property would result in fewer incompatibilities than residential development on the site. Because the site is bordered on the south and east by CR designated land, the request is for the continuation of an existing land use designation pattern. Residential development on the subject property would be particularly impacted by noise and traffic generated by adjacent and nearby uses such as the airport the jail, and industrial uses to the south and east. In contrast to residential development on the site, the industrial and institutional uses surrounding the subject property would have little impact on commercial or industrial development on the subject property. Although site design features such as additional buffering may partially mitigate impacts on residential projects the added costs of those features may render a project unfeasible. This is especially relevant to affordable and lower cost housing projects which are most feasible for the subject property. The primary impacts of C/I development on the subject site would be on the residentially designated parcels to the north of the subject property. Those parcels can be divided into two types. The first type is the four single-family houses on approximately 1 acre wooded lots located along the north side of 41" Street and east of the subject property's east boundary Any impact on those parcels would be somewhat mitigated by the wooded condition of the lots. physical separation provided by road and canal right-of-way and the site design of the subject property. May 22, 2001 31 i1 I i U G7