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COMPOSITE REPORT - Page 2 APPLICATION NO. 6780 <br /> STAFF COMMENTS <br /> REGIONAL PLANNING <br /> Petition 6780. This proposed residential and commercial site raises several policy concerns. <br /> The adopted plan map designates this entire area as an agricultural preservation area. The site itself <br /> has been used for mineral extraction and a concrete batch plant for the recent reconstruction of <br /> USH 51. The batch plant use ended with the highway project completion; however, the site retains <br /> a "non-conforming" mineral extraction status, which would allow for further mineral operations. <br /> The following is the relevant adopted policy for commercial development: <br /> a. Major commercial and industrial development should locate in or adjacent to <br /> existing urbanized areas (see Albion Development District on Plan Map). <br /> Commercial and industrial development may occur elsewhere, with Town Planning <br /> Committee approval, if it meets any of the following criteria: <br /> 1) Provides a rural service which must be near its market. <br /> 2) Is a rural industry which must be near raw materials and does not produce <br /> significant wastes. <br /> 3) Does not conflict with Policy 2c. below. <br /> b. To prevent strip commercial development along roadways. <br /> c. To discourage isolated commercial or industrial development in agricultural areas <br /> where it may result in environmental degradation, conflict with farming or adversely <br /> affect the rural character of the Town. <br /> d. To provide for commercial and industrial development that is compatible with adjacent <br /> uses. <br /> e. To control commercial development at the 1-90 Interchanges; to promote compact, <br /> convenient, highway-oriented services in the highway Interchange District (see Plan <br /> Map). <br /> f To zone only that portion of land necessary for the contemplated use when rezoning is <br /> requested. <br /> Comments related to the adopted policies: <br /> a. This is not a major commercial development and the site is in an agricultural area, not a <br /> development area. Therefore it could be considered if it meets the stated criteria. <br /> 1. The applicant has construction-related trucks such as dump trucks, redi-mix trucks and <br /> semis for a total of 13 vehicles. Because some are not related to mineral extraction, <br /> commercial zoning is required. <br /> 2. The applicant wishes to use gravel from the mineral extraction site; however, the <br /> commercial zoning is required since some of the trucks are not related to mineral <br /> extraction. No redi-mix operations are proposed at the site. <br /> 3. (See Policy 2c.) Any approval should include limits on the number of trucks and <br /> specific safeguards for storage and use of petroleum products or other waste materials <br /> which are environmental hazards. <br />