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Additionally, the proposed amendment encourages urban sprawl—a development pattern characterized by the inefficient use of land, infrastructure, natural resources, and economic resources. Strip commercial development is one type of urban sprawl. In fact, Rule 9J-5, FAC, specifically defines urban sprawl as a development pattern with the following characteristics: • strip commercial; • failure to maximize the use of public facilities; • large expanses of single -use development; or • discourages or inhibits infill development or redevelopment. The proposed amendment would produce development with all of the above characteristics; therefore, the proposed amendment encourages urban sprawl. Since the proposed amendment encourages strip commercial development, the inefficient use of transportation facilities, and urban sprawl, the proposed amendment is not consistent with Future Land Use Element Policy 1.21. Future Land Use Element Policy 1.22 Policy 1.22 of the Future Land Use Element sets a minimum standard that must be met for C/I node expansion to occur. That policy states that no node shall be expanded 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 According to the County's Commercial/Industrial Data Source, the subject node is 83% developed. Therefore, the subject request meets Future Land Use Policy 1.22's minimum standard. Meeting that minimum standard, however, does not indicate that the site is appropriate for commercial development. To be appropriate for commercial development, the site must also be compatible with surrounding areas, consistent with the entire comprehensive plan, and benefit the county's overall land use pattern. In this case, the proposed amendment does not meet those other criteria. Future Land Use Element Policy 1.23 Future Land Use Element Policy 1.23 sets a minimum separation distance between commercial/industrial nodes by stating that nodes shall not be expanded to within 1 %z miles of an existing commercial/industrial node. Granting the subject request would result in the expansion of the SR 60/58s' Avenue CommerciaUlndustrial Node to within V/e miles of the Gifford CommerciaWndustrial Node. For that reason, the proposed amendment is not consistent with Future Land Use Element Policy 1.23. Transportation Element Policy 11.1 Transportation Element Policy 11.1 states that the county will restrict urban sprawl, limit strip commercial development, and promote infill development. This policy promotes a complementary mix of uses. For example, several benefits occur when residential and commercial uses are near each other. Primary among those benefits is decreased traffic congestion due to fewer and shorter trips, increased feasibility of transit, and a greater percentage of pedestrian and bicycle trips. It has been demonstrated that the proposed amendment will promote urban sprawl and strip commercial development while discouraging infill development. For these reasons, the proposed amendment contradicts Transportation Element Policy 11.1. JULY 119 2000 -113- • BK 114 PG 129