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COMPOSITE REPORT - Page 2 APPLICATION NO. <br /> STAFF COMMENTS <br /> REGIONAL PLANNING <br /> Petition 7196. This proposed commercial rezoning site to accommodate the Hospice Care inpatient <br /> facility raises several policy concerns at this location. <br /> This 11.92 acre site is in an agricultural preservation area in the Town of Verona, where it was rezoned <br /> to RH-3,which would permit a nonfarm single family home on-site. Such a house has not been built. <br /> This undeveloped site is surrounded by a rifle range on the east, large mineral extraction sites to the <br /> south and southwest; and farmland to the north of CTH PD. <br /> With current zoning and plan policy,only the Rural Homes zoning and a single family residence would <br /> be allowed by plan policy. No more intensive residential use would be allowed without some <br /> amendment to the adopted town/county plan map. <br /> Since the request is for C-1 Commercial zoning,there are specific town/county policies which address <br /> this type use: <br /> Sewered residential subdivisions, commercial, and industrial developments that are not <br /> agriculturally related shall be required to locate in urban service areas where the fullest <br /> range of public services are or can be provided. <br /> This policy recognizes that prohibiting all development in agricultural areas is not <br /> realistic; certain ag-related uses such as grain storage facilities or implement sales <br /> and service requiring a rural location may be permitted. <br /> Staff Comment: This 16-bed hospice care facility and offices do not appear to be ag-related as the <br /> policy requires. We note that this site is over one mile north of the Verona Urban Service Area and City <br /> of Verona. <br /> Commercial development shall be compatible with adjacent land uses and shall not be <br /> environmentally degrading. <br /> Staff Comment: It is debatable whether this proposed use is compatible with an existing rifle range <br /> and two large mineral extraction sites. <br /> Commercial development shall be served by public sewer except for highway service centers <br /> or low employment storage-type uses. <br /> Staff Comments: As noted previously,this site is approximately one mile outside the Verona Urban <br /> Service Area, separated by the mineral extraction sites. This area is not a highway service center and <br /> the use is fairly intensive,not a low employment storage-type use. <br /> ENVIRONMENTAL HEALTH (septic, etc.) <br />