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it <br />However, the current Land Use Element designation reflects <br />the decision to keep the majority of this interchange area <br />rural in nature. The only previous reconsideration of this <br />policy resulted in a Board decision to maintain this policy. <br />Finally, the Planning Board /EDC Work Group will be <br />recommending a set of performance standards to ensure <br />appropriate and environmentally - sensitive development in <br />targeted areas. No recommendations for the creation of new <br />nodes will be forthcoming from this group until performance <br />standards can be solidified. <br />RECOMMENDATION <br />With the "dovetail" effect of'the Hillsborough Cooperative <br />Planning Zone and the Joint Planning Board /Economic <br />Development Commission Work Group efforts, many of the <br />issues raised in this proposal will be addressed over <br />the next several months. At this time, the Board of <br />Commissioners has not yet received any recommendations from <br />either group. Thus, action at this time would be premature <br />and counter- productive to these important efforts. <br />Staff recommends that, since the applicants have chosen not <br />to withdraw, the proposed amendment be denied at this time. <br />This recommendation is based on the following: <br />1. That the nature of the efforts mentioned above will <br />likely result in comprehensive policy recommendations <br />directly relevant to this question; <br />2. That all of these efforts are in the early stages of <br />consideration, and have not yet been presented to the <br />Board of Commissioners. <br />Therefore, the proposal is evaluated against current policy <br />as contained in the Land Use Element text and map, as well as <br />past precedent in the 1984 area study that was denied. On <br />both such bases, staff finds that current policy does not <br />warrant an amendment at this time. <br />Staff would encourage the applicants to take an active role <br />in the efforts regarding future land use at this interchange. <br />By so doing-, the applicants will have an opportunity to <br />take part in the planning process and possibly resubmit <br />an application in the future. In addition, the County will <br />have an opportunity to conduct a more thorough and policy - <br />driven analysis of this question. <br />Finally, staff would add that any future consideration of a <br />Commercial Node at this interchange should consider such a <br />proposal in the context of surrounding areas as well (since <br />the concept of a node is comprehensive in nature.) <br />10 <br />