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- Future Land Use Element Policy 1.21 Future Land Use Element Policy 1.21 states that commercial/ industrial nodes are intended to provide for efficient use of land, roads, and other public facilities while eliminating strip development. In contrast to land fronting on SR 60, the subject property is one of the few sites adjacent to the subject node that could accommodate commercial uses without resulting in a strip development pattern. With nearly 1,300 feet of depth, but less than 300 feet of frontage along 58th Avenue, the shape of the site is similar to a right triangle since the site is widest (nearly 700 feet) 'at the point furthest from 58th Avenue. For those reasons and because the Main Relief Canal is a logical node boundary, commercial use of the site will not result in a strip development pattern. Therefore, the request is consistent with Future Land Use Element Policy 1.21. - Future Land Use Element Policy 1.24 Future Land Use Element Policy 1.24 states that any property redesignated commercial through a land use plan amendment shall revert to its former designation if construction on the site has not commenced within a two year period, unless such timeframe is modified by the Board of County Commissioners as part of a development agreement. This policy decreases land speculation, and helps ensure that demand -for additional C/I designated land is present before requests to expand nodes are approved. This policy also allows for the correction of nodes mistakenly expanded in the absence of demand for more C/I designated land. Compatibility with the Surrounding Area Staff's position is that development under the proposed land use designation and zoning would be compatible with surrounding areas. Since properties to the north and east of the site have the same land use designation and zoning as is being requested for the site, the request is for a continuation of the existing land use designation and zoning pattern. To the south, the site is separated from agriculturally designated land by the Main Relief Canal, which has 300 feet of right-of-way. The primary impacts of commercial development on the site would be on the multiple -family zoned land abutting the site on the west. Several factors, however, work to somewhat mitigate the potential impacts of commercial development on the subject property. Those factors include required buffers between commercially and residentially designated land. In this case, Land Development Regulation section 911.10(8) states that development within the requested CG district must provide a type "C" vegetative buffer with a 6 foot opaque feature where it borders multiple -family zoning. Additionally, all commercial development must be approved through the site plan approval process. Through this process, potential incompatibilities can often be mitigated by site design. Another important consideration is the fact that the multiple - 'family zoned land that abuts the subject property on the west is actually developed with an institutional use (a satellite campus for IRCC). Community colleges are a Special Exception Use permitted within the RM -6 zoning district. Therefore, the subject property is the only site adjacent to the subject node that does not abut any land that is developed with, or likely to be developed with, purely residential uses. The existence of IRCC on land adjacent to the subject property is significant because commercial/residential incompatibilities would be anticipated to occur at a much higher rate than commercial/ community college incompatibilities. For these reasons, commercial development of the site would be compatible with surrounding areas. Potential Impact on Environmental Quality Environmental impacts of development on the subject property would be the same under either the existing or the proposed land use designation. The site has been cleared, and contains no environmentally important land, such as wetlands or native upland habitat. Therefore, development of the site is anticipated to have little or no impact on environmental quality. For this reason, no adverse environmental impacts associated with this request are anticipated. MARCH 189 1997 35 BOOK 100 PAGE 908