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• 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 491h Street to 57" Street, which is adjacent to the subject properties, is ±53.2% 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. At the time of plan adoption in 1990, the subject properties were designated for residential uses even though industrial uses bordered the subject area to the north and south. Since that time, a substantial change in circumstances has occurred affecting the subject area. The industrial uses both to the north and south of the subject area have expanded, and thereby decreased the compatibility between the existing residential uses and the existing industrial uses. This decreased compatibility has had the effect of making the subject area unsuitable for residential use. Since the change of circumstances was not anticipated at the time of plan adoption, the current land use designation is an oversight of the 1990 Comprehensive Plan. Therefore, an expansion of the U.S. 1 C/I node is warranted, since the expansion will enable the subject properties to be correctly designated for non-residential uses. Future Land Use Objective 4 Redesignating the subject properties to a commercial/industrial land use may reduce the length of daily automobile trips for residents in this part of the county. A reduction in trip length is the purpose of objective 4 of the Future Land Use Element. A commercial/industrial use that locates in the subject area may eliminate the need for residents to travel to a similar use that is located further from their home. This will reduce the length of daily automobile trips generated by those residents and in turn will contribute to attaining objective 4 of the Future Land Use Element. 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. Staff s position is that development under the proposed land use designation and zoning would be more compatible with surrounding areas than development under current conditions. The subject properties are part of a large strip of land between Ord Dixie Highway and U.S. 1, which stretches from CR 510 to 4l' Street. Except for the subject properties, that entire stretch of land between Old Dixie Highway and U.S. 1 has a commercial/industrial land use designation. Additionally, properties to the north and south of the site have the same zoning as being requested for the subject properties. Therefore, the request is for a continuation of an existing land use designation and zoning pattern. By eliminating that break in the 'commercial/industrial land use designation along that stretch of land, the proposed amendment would result in a more consistent, efficient, and logical land use designation and zoning pattern in that area of the county. The subject properties' site characteristics suggest that a residential land use designation is not appropriate, and the following facts support that suggestion. First, the site is narrow in size, being only ±335 feet wide. With Old Dixie Highway bordering on the west and U.S. 1 bordering on the September 22, 1998 71 • BOOK 0 � F�tiGE .23