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In addition, Section 10.123(3) of the County Zoning Ordinance requires the Zoning Committee to consider the following factors for conditional uses in the A-1(ex) zoning district: a. The statement of purposes of the zoning ordinance and the A-1 District. b. The potential for conflict with agricultural use. c. The need of the proposed use for a location in an agricultural area. d. The availability of alternative locations. e. Compatibility with existing or permitted uses on adjacent lands. f. The productivity of the lands involved g. The location of the proposed use so as to reduce to a minimum the amount of productive agricultural land converted h. The need for public services created by the proposed use. i. The availability of adequate public services and the ability of affected local units of government to provide them without an unreasonable burden. j. The effect of the proposed use on water or air pollution, soil erosion and rare or irreplaceable natural resources. Assuming the stream on the property is navigable, county shoreland overlay zoning(Chapter 11, Dane County Code)would also apply within 300 feet of the stream's ordinary highwater mark. The shoreland ordinance requires all permanent or temporary structures to be at least 75 feet from the ordinary highwater mark, sets restrictions on vegetation removal within 35 feet of the water,and requires special exception permits for filling and grading. B. Compliance with Adopted Plans • Town Land Use Plan The site falls within an area designated as an urban service area in the Town of Sun Prairie Land Use Plan. The town plan does not impose any requirements on development within urban service areas, deferring to the policies associated with the urban service area plan. The Dane County Water Quality Plan, adopted in 1995, identifies the site as within an area posing moderate hazard of groundwater pollution from surface activities, and within the well protection zones of at least two municipal wells. Within such areas,the plan recommends that all new above-ground storage tanks be designed to effectively minimize and contain any spills or leaks, and that any existing tanks that do not meet these standards be replaced or abandoned. C. Environmental features The Wisconsin Wetland Inventory shows approximately half an acre of wetland on the southeastern portion of the lot,part of an 11.5 acre emergent wet meadow that extends to the southwest along the stream. An analysis by the Department of Natural Resources (see petition file) anticipates no direct wetland impacts from the proposed use. The proposed recycling site sits on a mix of Sable (SaA), Batavia(BbA)and Dresden(DsC2) soils. Although Batavia and Sable soil types are classified as prime farmland,the level of prior disturbance has most likely rendered it unsuitable for productive agriculture. Sable soils are also hydric in nature, and on this site, correspond to an area somewhat larger than the mapped 3