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•=-P Dane County Planning and Development Department o * ► Room 116,City-County Building,Madison,Wisconsin 53703 � °� Fax (608)267-1540 vire Planning (608)266-4251,Rm.116 4"C OS s# December 22, 2014 Records &Support (608)266-4251,Rm.116 Steve Johnson 413 Allen St Zoning Cambridge, WI 53523 (608)266-4266,Rm.116 (delivered via email) Dear Steve, Attached is a density study you requested for property owned by various members of the Johnson family in sections 2, 11, and 12 of the town of Christiana. The property is located in the town's Agricultural Preservation area, where the density of non-farm residential development is limited to 1 lot (a/k/a "split") per 35 acres of land owned as of May 3, 1979. The original Johnson farm property totaled approximately 246 gross acres as of 5/3/79. Under the town's density policy, the original farm was eligible for a potential of 7 splits for non-farm development. Please note that the attached density study was generated from the county's GIS records and shows net acreage, whereas the town's density policy is based on gross acreage owned. As indicated on the density study, it appears three (3) possible splits remain available to the property. Four prior splits have been taken, as follows: • Lots 3 & 4 of CSM #11614 (Phytochemical Solutions and Levake property) — these lots were created after the town policy on commercial lots went into effect on 1/14/03 from a previously existing commercial lot (created prior to 1/14/03). Note that Lot 4 was an expansion of a previously created commercial parcel under CSM 10979 (February 2004). • Parcel # 0612-021-9502-0 (Cutrano property north of 12/18) • Lot 1 CSM 13134 (new SFR lot created under zoning petition 10285, effective 7/11/11) Based on a proportional allocation of the remaining splits, it appears that the following owners are each eligible for one of the 3 remaining splits. • Steven Johnson (-75 acres) = 1 split • G&L Acres (-40 acres) = 1 split • Herbert & Patricia Johnson (-41 acres) = 1 split Note that the previous density study from 2010 included one split for Robert Johnson, which was used under zoning petition 10285. As discussed in the previous density study on the property, it's possible that the Plan Commission and Board may disagree with my interpretation of the town density policy as it applies to commercial development after January 14, 2003. This density analysis represents my best attempt to apply the town's policies in an equitable manner consistent with my understanding of the intent of those policies. Ultimately, the town may wish to consider revising its comprehensive plan to address the issue of re- division of commercial lots created prior to January 14, 2003, as well as the issue of dividing ownership of commercial lots by condominium plat. Please note that this density analysis does not guarantee or preclude town or county approval of a particular land division, rezone, or development proposal. The Town of Christiana reviews all