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Testimony of Kerry D. Vandell D:UOBS\92-0110\LIBBY.TFS <br /> Senior Advisor, Real Estate Dynamics, Inc. <br /> Professor and Chairman <br /> Department of Real Estate and Urban Land Economics <br /> University of Wisconsin-Madison <br /> Task Defined: To evaluate the appropriateness of the Libby Road site for a landfill <br /> operation from the standpoint of urban development patterns and <br /> compatibility of nearby land uses, compatibility with existing city and <br /> county plans for the area, and noise, visual, and traffic impact. <br /> Additionally, to address certain specific issues that have arisen in the <br /> course of past discussions about the site and to examine the approval <br /> process and conditions at other waste sites in Dane County. This <br /> information is to be used as input to determine whether a denial of <br /> rezoning from A-1 Exclusive to A-2 to permit a landfill operation as a <br /> conditional use would be arbitrary and discriminatory. <br /> I. An assessment of Zoning Practices in the Area <br /> A. History of new agricultural zones <br /> 1. A-1 Exclusive created in May 1978 by county to meet state standards to <br /> participate in farmland preservation program and obtain income tax credits <br /> for farmers who agree not to develop. <br /> 2. A-i Exclusive limits uses to agricultural or related uses--related uses such <br /> as mineral extraction operations permitted as conditional uses, but no <br /> mention of landfills. <br /> 3. A-2 district also created, permitted on smaller sites. Conditional uses <br /> include landfills, but does not qualify for tax credit. <br /> 4. A-3 district intended as transitional in areas ripe for urban development. <br /> Same conditional uses as A-1 Exclusive. Qualifies for tax credit. <br /> 5. A-1 retained for those communities which reject A-1 Exclusive Landfills <br /> included as conditional use. <br /> B. Blooming Grove's Use of A-1 Exclusive Zoning <br /> 1. At first rejected, used contracts until June 1982 when could no longer <br /> contract individually. <br /> 2. Passed rezoning in June 1983. All A-1 became A-1 Exclusive. Purpose <br /> was to permit farmers continued use of tax credit. Had nothing to do with <br /> changing land use conditions. <br /> 3. Made no use of A-3 transitional zone. Simply waited until development <br /> request and rezoned to A-2 or rural residence or other specific use. AA=1 <br /> Exclusive used as a holding zone. <br /> 1 <br />