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COMPOSITE REPORT - Page 2 APPLICATION NO. STAFF COMMENTS REGIONAL PLANNING Petition 6366-CUP 1270. This proposed commercial rezoning is in an agricultural preservation area of the Town of Christiana. The site is a 14.7 acre soybean field,with no structure on the farmland. The proposed development appears to conflict with adopted policies. A primary agricultural policy is: "To limit non-farm residential development to those areas not classified as prime farmland or those of statewide importance." As noted above,the site is a soybean field,part of a larger farm. The soils are 100%Class I and II in production capability according to the application. This is born out by the soil productivity map which indicates all of the soil in the area including this site is "prime farmland" as defined by the USDA Soil Conservation Service. The other relevant policy for this proposal is as follows: 2. Commercial and Manufacturing 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 probably 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 relative to the policy criteria: a. This may not technically be strip development,but it is the type of decision which leads to strip development. The C-1 parcel to the west is another farmstead rezoned for commercial uses several years ago. The C-2 and M-1 parcel to the northwest is a salvage yard business. If this proposal is approved, it will make three business entrances onto USH 12 within 1/4 mile. b. The home business reference appears to assume there had to be an existing home. There is no house on this site, and the request is for a totally new building for business purposes,not a home business. If rezoning is rationalized for this site,there needs to be conditional rezoning, since the C-1 district allows many uses even more inconsistent with policies than a bed and breakfast. - Any access to this site should be from Rodney Drive,not USH 12. - Building a large new building on this site will change the visual compatibility of this area. There is a farm building group to the north(Petition 6365) and another set of