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STAFF ANALYSIS-PETITION 89-17 The petitioners are requesting a change [rom agricu rural/res dential zoning to community business district zoning. There are a number et factors relating to the speci[ic property and to the surrounding area that must be discussed in order to determine the appropriateness of commercial zoning for this parcel. The primary issues affecting this rezoning are the relationship of commercial zoning to the existing and planned environment. The area immediately surrounding the Hickory Ridge and Rocky River Roads ~ntersection is developing as a medium density residential node. There is, however, a large amount of vacant and agricultural land surrounding the residential pockets. This pattern is consistent with most of the remainder of the township in which the property is located, Township One. Since 1987, over t'O00 residential lots have received Planning 9oard approve wh le in this same period there have been no commercial developments, or commercial rezonings, in the portions of the Township outside of Harrisburg. The Land Development Guide* offers general guidance concerning the location of commercia zoning districts The and usc maps ncluded in the Guide do not spec~l cai ly dentify commercial sites, but some general guidelines are provided in the "Issues, Goals, and Objectives" section. These guidelines for community nodes are that they be ocate¢ on col actor and major co lector roads, that there be immediate residential and developing residential to support the node, and that the property be of adequate size to allow for proper development, possible expansion and sufficient buffering. The site has most of the the basic an¢ prescribed characteristics for ~ commercial node. The property can be served by County sewer, and is located at the intersection of a collector and major collector road_ AS was stated earlier, the surrounding area s in transition from being predominantly agr~cul rural to being e developing residential area. The parcel itself is of sutficieni size for proper development end is surroundeO, fox the most part, by vacant land that allows for expansion end buffering. There are at least two possible negatives to this rezoning_ The first is thai the Town of Harrisburg and Highway 49 currently serve as the commercial center for this area. and may be adequate to serve the existing and developing population. The second negative is that the Land Development Guide does not ident fy specific commercial sites, and the rezonlng of this parcel may set a precedent thai could lead to other commercial rezoning requests throughout this Township, and possibly in Townships Two, Three and Ten The Staft feels, upon review of this request, that this site is well suited for community business zoning, and recommends that this petition be approved.