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COMPOSITE REPORT - Page 2 APPLICATION NO. STAFF COMMENTS REGIONAL PLANNING Petition 7032. This proposed ag machinery repair and sales site raises several policy issues in the Town of Christiana. The site is currently a cornfield with a house and farm buildings to the south and houses on most of the lots shown on the map. The adopted town/county policy for such a use in the agricultural preservation area of the plan map indicates that commercial areas are not specifically mapped,but will be determined by these policies: "a. To prohibit strip development. b. To allow some home businesses which will be reviewed on the basis of their present and probable future impact on surrounding land uses. In considering rezoning for such uses, conditions should be attached that assure: - proper business access. - visual compatibility with surrounding area - restrictions on expansion or re-use. To rezone only the minimum area needed and use the least intensive zoning district possible. To limit the rezoning only for the original applicant." Staff Comments: a There is only one business proposed so strip development is not an issue. b. Ag machinery repair and sales is not typically considered a"home business." - Evergreen Drive is a rural town road with an increasing number of houses (approximately 10 within 1/4 mile of the site). On the plan map,the area northwest, across Evergreen Drive,is designated a"Residential Development Area" where plan policies would allow for residential subdivisions with a minimum lot size of 20,000 sq. ft. Thus,the road appears adequate,but traffic to the A-B site will have to pass residential areas, with plans for additional residential development. - With the area to the northwest planned for residential development,the visual compatibility may be more of a concern. We note that the proposed use is both machinery repair and sales. Farm machinery is typically displayed outdoors and very visible. - Because the A-B District permits many other uses which could be more incompatible,there needs to be a condition on the rezoning limiting it to this use and requiring a site plan which specifies: Building location--commercial and residential - Machinery repair indoors Machinery display area - Customer parking area Any change to the site plan or re-use would then be treated like a zoning petition with a public hearing.