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COMPOSITE REPORT -Page 2 APPLICATION NO. STAFF COMMENTS REGIONAL PLANNING Petition 6931. This proposed commercial auction business appears to conflict with the adopted town/county plan in the Town of Springdale. This area is designated as an agricultural preservation area on the plan map. There is a single-family residence to the east,which is being separated from the parcel proposed for C-2. There is USH 18& 151 and farmland to the south.To the west is a church and a school. The relevant agricultural policy is: 1. To discourage all non farm development in Agricultural Lands Preservation Areas(as defined by the Agricultural Lands Preservation Map). Certain agriculture-related uses such as grain storage facilities, implement dealers or other agribusinesses require a rural location and should be permitted where feasible. Staff Comment:There is no indication that this is an agriculture-related business.Most farm auctions occur on farms. The relevant commercial policies are:: 1. To encourage major commercial development to locate in or adjacent to existing urbanized areas. 2. To prevent strip commercial development along roadways. 3. To provide for commercial development that is compatible with adjacent land uses. 4.J To require commercial development to be served by public sewer except for highway service centers. 5. To control commercial development at existing and future highway interchanges, to promote compact, convenient highway-oriented facilities. 6. To zone only that portion of land necessary for the contemplated use when rezoning is requested. Staff Comments: 1. While this may not be considered a major commercial development,the C-2 Commercial zoning district permits very intensive commercial and industrial uses which would not be consistent with this policy. 2. While this is a single or"spot"commercial proposal,other neighboring parcels could be perceived as potential commercial sites if this one were approved. 3. The other adjacent uses to this site are residential,church and elementary school.Injecting a commercial use does not appear compatible. 4. While this site is adjacent to highways,it is not designated as a highway service center. 5. This site is near,but not at a highway interchange. An auction business is not considered a highway- oriented facility. 6. On this three-acre site,there is a 40'x 80'building proposed and an unknown amount of parking. If there is some rationale to rezone this site C-2 Commercial,it should be conditionally rezoned to: • Limit the use to auction only. 1'1